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pc_08 27 2015sub
LITTLE ROCK PLANNING COMMISSION SUBDIVISION HEARING SUMMARY AND MINUTE RECORD AUGUST 27, 2015 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present there being eleven (11) members present. II. Members Present: Craig Berry Tom Brock Alan Bubbus Buelah Bynum Keith Cox Janet Dillon Rebecca Finney Scott D. Hamilton Paul Latture Jennifer Martinez Belt Bill May Members Absent: None City Attorney: Shawn Overton III. Approval of the Minutes of the July 16, 2015 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION SUBDIVISION AGENDA AUGUST 27, 2015 OLD BUSINESS: Item Number: File Number: Title: A. Z-9048 719 North Spruce Street Short-form PD-C, located at 719 North Spruce Street. B. Z-6219-F Bella Rosa Drive Revised Long-form PCD, located at 16101 Cantrell Road. C. Z-9020 Hometown Tax Service Short-form PD-O, located at 3008 West 12th Street. D. Z-5649-E Davis Short-form PD-C, located at 10915 Stagecoach Road. E. S-1753 Belle Pointe View Estates Preliminary Plat, located on the West end of Belle Pointe Drive. F. Z-6532-G Lot 2 Chenal Heights Addition Long-form PD-R, located East of Chenal Valley Drive and South of Chenal Heights Circle. G. Z-5661-B Ballard Short-form PD-R, located at 2016 North Van Buren Street. H. Z-8262-B Rowan Village Reestablishment and Revised PCD, located in the 2700 Block of South Shackleford Road. NEW BUSINESS: I. PRELIMINARY PLAT: Item Number: File Number: Title: 1. S-867- CCCCCCCC Chenal Valley Tract 4A, 4B and 8 Revised Preliminary Plat, located on the Northwest corner of Chenal Parkway and Rahling Road. Agenda, Page Two I. PRELIMINARY PLAT: (CONTINUED) Item Number: File Number: Title: 2. S-1280-P LaMarche Garden Preliminary Plat, located East of Valley Falls Estates Subdivision and South of the Gardens at Valley Falls Subdivision. 3. S-1385-C Little Northfork Lots 13 and 14 Replat, located at 14 and 16 Penny Lane. II. SITE PLAN REVIEW : Item Number: File Number: Title: 4. S-1755 65th Street Self Storage Subdivision Site Plan Review, located in the 4400 Block of 65th Street. 5. S-1756 Lake Nixon Subdivision Site Plan Review, located at 18500 Cooper Orbit Road. 6. Z-5936-M Del Frisco’s Grille at the Promenade Zoning Site Plan Review, located at 17707 Chenal Parkway. III. PLANNED DEVELOPMENTS: Item Number: File Number: Title: 7. Z-5234-C Butler Short-form PD-C, located at 2708 and 2718 South Arch Street. 8. Z-6051-J Arkansas Systems Tract 4 Long-form PCD, located on the East side of Chenal Parkway and South of Systems Drive. 9. Z-6323-U The Village at Rahling Road Lot 13 Short-form PCD, located at 40 Rahling Circle. Agenda, Page Three III. PLANNED DEVELOPMENTS: (CONTINUED) Item Number: File Number: Title: 10. Z-6323-V The Village at Rahling Road Lot 1C Short-form PCD, located South of 21 Rahling Circle. 11. Z-7854-E JLM Health Management Revised Short-form PID, located at 5 Remington Cove. 12. Z-8043-C Northwest Territory Lot 10 Short-form PCD, located on the Northeast corner of Cantrell Road and Chenal Parkway. 13. Z-9061 The Plaza Long-form PCD, located on the Southwest corner of 65th Street and Scott Hamilton Road. 14. Z-9062 Normandy Park Short-form PD-R, located on the Northeast corner of ‘R’ Street and Normandy Drive. 15. Z-9063 The Green House Cottages of Poplar Grove Long-form PD-R, located at 7713 Kanis Road. 16. Z-9064 Isom Short-form PD-O, located at 3224 Shackleford Pass. IV. OTHER MATTERS: Item Number: File Number: Title: 17. LA-0065 Stagecoach and Baseline Timber Harvest, located on the Southeast corner of Baseline and Stagecoach Roads. August 27, 2015 ITEM NO.: A FILE NO.: Z-9048 NAME: 719 North Spruce Street Short-form PD-C LOCATION: Located at 719 North Spruce Street DEVELOPER: Robert Roberts 3906 Hwy 5N Bryant, AR 72022 SURVEYOR: Kittler-Roberts Group 3906 Hwy 5N Bryant, AR 72022 AREA: 0.14 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-C PROPOSED USE: Single-family residential and commercial parking VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting to rezone the site from R-2, Single-family to PD-C to allow the rear yard of this existing single-family home to serve as parking for commercial businesses located along Kavanaugh Boulevard. The applicant has removed an accessory structure and graveled the rear yard. The applicant states this parking area serves six (6) to eight (8) vehicles. He states the home has a parking pad in the front yard area and does not need the rear yard area for parking. August 27, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-9048 2 B. EXISTING CONDITIONS: The property is one lot removed from Kavanaugh Boulevard. The site contains a single-family home. The rear yard has been graveled to serve as parking for the commercial businesses located to the north. This area of Kavanaugh has a number of commercial and office uses with the primary activity being located on Kavanaugh. Two (2) blocks to the east is the Kroger Grocery which is one block deep with non-residential uses located across the street on the east side of Kroger. The predominate use of all the property south of Kavanaugh and west of Palm Street, with the exception of the Kavanaugh frontage is single-family. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Hillcrest Residents Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Due to the proposed use of the property, the Master Street Plan specifies that Spruce Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. The proposed parking area should be graded and paved with asphalt to not damage adjacent properties from stormwater runoff. 3. The proposed parking area should be striped for vehicle parking. 4. With access desired from the alley and the increase in vehicle use, the alley should be repaved with asphalt from Kavanaugh to F Street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easement if new service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal to use an existing parking lot zoned residential as a commercial parking lot. There is a three phase overhead power line running north and south in the alley on the east side of the parking lot. CenterPoint Energy: No comment received. August 27, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-9048 3 AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Contact Central Arkansas Water regarding the size and location of water meter. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 8. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. August 27, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-9048 4 9. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 10. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Maintain Access. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. August 27, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-9048 5 D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. August 27, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-9048 6 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office (Captain Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. CATA: The site is located just south of CATA Bus Route #1 – the Pulaski Height Route. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. August 27, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-9048 7 Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density is for single-family homes at densities no greater than six dwelling units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to PDC (Planned District Commercial) to allow for the use of this site for the existing single-family home and a parking lot for a nearby commercial uses. This site is within the Hillcrest Design Overlay District. Master Street Plan: Spruce Street is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2015) The applicant was present. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff questioned how the parking functioned. Staff also questioned if the parking area would remain graveled or if the area would be paved. Public Works comments were addressed. Staff stated if the applicant was proposing to use the alley for access a minimum pavement width of 20-feet should be installed from Kavanaugh to F Street. Staff stated if the area was to be paved the parking area should be graded and paved with asphalt to not damage adjacent properties from stormwater runoff. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no items raised at the June 24, 2015, Subdivision Committee meeting in need of addressing via a revised site plan. The applicant is requesting to utilize a graveled parking area behind the house at 719 North Spruce Street to serve the commercial businesses located to the north along August 27, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-9048 8 Kavanaugh Boulevard. The applicant is not proposing any improvements to the alley and requests to utilize the alley in its current condition and with the existing pavement width. The applicant has indicated six (6) to eight (8) vehicles can park in the lot. He states the driveway located on North Spruce Street serves the single-family home. Staff is not supportive of the request. Staff feels the placement of parking on this single-family lot is an intrusion into this residential neighborhood. Although there are a few parking spaces located across the alley to the east, the property is zoned C-3, General Commercial District and the parking serves a business located on North Palm Street. The commercial uses and zoning do not encroach into the neighborhood past North Palm Street and are limited to the Kavanaugh Boulevard frontage. Staff does not feel it is appropriate to allow the commercial parking within this residential neighborhood. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JULY 16, 2015) The applicant was not present. There was one registered objector present. Staff presented a recommendation of deferral of the item to the August 27, 2015, public hearing to allow the applicant to be present to present their case. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant submitted a request dated July 29, 2015, requesting deferral of this item to the October 8, 2015, public hearing. The applicant stated he would be out of the Country on August 27, 2015. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated July 29, 2015, requesting deferral of this item to the October 8, 2015, public hearing. Staff stated the applicant had stated he would be out of the Country on August 27, 2015. Staff stated they were supportive of the deferral request. There was no further discussion. The August 27, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-9048 9 item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. August 27, 2015 ITEM NO.: B FILE NO.: Z-6219-F NAME: Bella Rosa Drive Revised Long-form PCD LOCATION: Located at 16101 Cantrell Road DEVELOPER: AR Children’s Hospital c/o Kent Taylor Cromwell Architects and Engineers 101 Spring Street Little Rock, AR 72201 ENGINEER: McGetrick Engineers 10 Otter Court, Suite A Little Rock, AR 72210 AREA: 7.5 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PCD ALLOWED USES: Office/Warehouse – Mini-warehouse development PROPOSED ZONING: Revised PCD PROPOSED USE: Same – A revision to the hours of operation for Children’s Hospital Clinic VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On November 21, 1996, the Planning Commission reviewed and denied a request to rezone the site from R-2, Single-family to POD to allow the site to develop with limited office space, conditioned storage and mini-storage. The proposal included the placement of 102,775 square feet of improvements, containing approximately 18,000 square feet of office and office/warehouse space, including an on-site manager’s office and apartment comprising approximately 1,600 square feet. The balance of the project was to be self-storage units. August 27, 2015 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-6219-F 2 On March 11, 2004, the Little Rock Planning Commission made a recommendation of approval of a request to redevelop this 7.5-acre site located on the southwest corner of Cantrell Road and Bella Rosa Drive as a Planned Commercial Development. The applicant intended to develop the site with a total of 82,800 square feet of office and mini-warehouse buildings. The site was to contain a single building of office containing a total of 29,000 square feet and an office/managers residence for the mini-warehouse development. A second building would contain 28,000 square feet of conditioned storage accessed from interior halls and three buildings of stand-alone mini-warehouse buildings containing a total of 25,800 square feet of space. The total building coverage proposed was 34.3 percent with 27 percent of the site designated as landscaped/green space area. The approved site plan contained 117 parking spaces with 19 spaces proposed for boat and RV storage. The days and hours of operation proposed were from 7 am to 8 pm seven days per week. The mini-warehouse would have 24-hour access. The approval allows O-3, General Office District uses and an allowance for ten percent of the gross floor area as O-3, General Office District accessory uses within the 29,000 square foot office building. The Little Rock Board of Directors adopted Ordinance No. 19,072 on April 6, 2004, establishing the Bella Rosa Long-form PCD as presented to the Little Rock Planning Commission. The Little Rock Planning Commission denied a request to revise the previously approved Planned Commercial Development at their January 20, 2005, public hearing. The request was to amend the previously approved PCD to add office/showroom/warehouse as allowable activities for the site (currently allowable in O-3, General Office District with a Conditional Use Permit). The request was not appealed to the Board of Directors. On January 5, 2006, the Little Rock Planning Commission recommended denial of a request to revise the previously approved PCD to allow additional uses to occupy the site. The proposal included the allowance of up to 60% of the 29,000 square foot office building to be utilized as office, showroom and warehouse space and to allow a health studio or spa use. This recommendation was appealed to the Board of Directors but was withdrawn by the applicant prior to the April 18, 2006, public hearing. On May 11, 2006, the Little Rock Planning Commission approved a request to extend the hours of operation for the restaurant portion of the site closing at 11:00 pm Monday through Thursday, Midnight on Friday and Saturday and 10:00 pm on Sunday. The hours of operation for the mini-warehouse facility established a closing time of 8:00 pm and any potential office uses in the center would be limited to a 9:00 pm closing time. The Board of Directors denied this request at their June 6, 2007, public hearing. Ordinance No. 19,800 adopted by the Little Rock Board of Directors on August 6, 2007, allowed a revision to the approved hours of operation. The approval allowed the August 27, 2015 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-6219-F 3 ten percent (10%) accessory use to extend the closing hours to 10:00 pm Sunday through Thursday and 11:00 pm on Friday and Saturday. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to extend the hours of operation for Arkansas Children’s Hospital (ACH) medical clinic located at 16101 Cantrell Road, Suite 114. The clinic is currently open from 8 am to 4:30 pm Monday through Friday. The applicant has indicated to better meet the needs of families in West Little Rock and to make the best use of the facilities in both West Little Rock and the main campus, ACH is requesting to revise the PCD for their use to allow the clinic to operate with the maximum hours of 7 am to 11 pm up to seven (7) days per week. ACH proposes to continue the existing services and to offer additional services, including general pediatric care and urgent care clinic, as is done on the main ACH campus. The urgent care services provided would approximate that given at a regular pediatrician’s office. The clinic will not provide true emergency or trauma care. A maximum of 25 patients can be served at any given time. There are no plans to expand the clinic beyond its current footprint, nor to modify the existing facility to serve more patients. B. EXISTING CONDITIONS: The site has developed with an office development and a mini-warehouse facility. A creek runs along the western and southern perimeters. The property to the east of the site (across Bella Rosa Drive) is vacant. Further to the east is the Seven Acres Business Park zoned POD and developed with a mix of commercial and office uses. To the southeast are single-family homes. To the south of the site (across the creek) is a gated single-family subdivision and further south are single-family homes fronting Bella Rosa Drive. To the west of the proposed site (west of the creek) are also vacant lands fronting Cantrell Road. North of the site are single-family homes on acreage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Tulley Cove, Westchester and Pinnacle Valley Neighborhood Associations were notified of the public hearing. August 27, 2015 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-6219-F 4 D. SUBDIVISION COMMITTEE COMMENT: (June 24, 2015) The applicant was not present. Staff stated there were no outstanding technical issues associated with the request. Staff stated the applicant was seeking to revise the hours of operation for Arkansas Children’s Hospital medical clinic located in the center. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. E. ANALYSIS: There were no outstanding technical issues in need of addressing raised at the June 24, 2015, Subdivision Committee meeting. The request is to amend the PCD to allow a medical clinic operated by Arkansas Children’s Hospital (ACH) to extend the hours of operation for this site and their use only. The clinic is currently open from 8 am to 4:30 pm Monday through Friday. According to ACH the extended hours will better meet the needs of families in West Little Rock and also better serve the main campus location. The applicant is requesting flexibility to operate from 7 am to 11 pm up to seven (7) days per week. ACH proposes to continue the existing services and to offer additional services, including general pediatric care and an urgent care clinic from this West Little Rock location. The urgent care clinic is currently located at the main ACH campus. The urgent care services provided will be similar to services provided at any pediatrician’s office. The clinic will not provide emergency or trauma care. A maximum of 25 patients can be served at any given time. There are no plans to expand the clinic beyond its current footprint, nor to modify the existing facility to serve more patients. Staff is supportive of allowing the facility to operate as proposed. The existing restaurant user is allowed to operate until 11:00 pm on Friday and Saturday evenings and 10:00 pm all other nights. Staff does not feel this use will generate traffic to the degree as the restaurant use and staff feels allowing the clinic to operate until 11:00 pm nightly is appropriate and will have limited impact on any adjacent properties and homes. F. STAFF RECOMMENDATION: Staff recommends approval of the request to extend the hours of operation for the Arkansas Children’s Hospital Clinic located at 16101 Cantrell Road. The hours of the clinic are proposed to be from 7 am to 11 pm seven (7) days per week. August 27, 2015 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-6219-F 5 PLANNING COMMISSION ACTION: (JULY 16, 2015) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had failed to provide notice to the property owners within 200 feet as required by the Commission’s By-laws. Staff presented a recommendation of deferral of the item to the August 27, 2015, public hearing. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request to extend the hours of operation for the Arkansas Children’s Hospital Clinic located at 16101 Cantrell Road. Staff stated the hours for the clinic were proposed to be from 7 am to 11 pm seven (7) days per week. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. August 27, 2015 ITEM NO.: C FILE NO.: Z-9020 NAME: Hometown Tax Service Short-form PD-O LOCATION: Located at 3008 West 12th Street DEVELOPER: Mark Green 65 Westfield Loop Little Rock, AR 72210 SURVEYOR: Kittler-Roberts Group, LLP 3905 Highway 5 North Bryant, AR 72022 AREA: 0.16 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-3, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-O PROPOSED USE: Tax preparation VARIANCE/WAIVERS: None requested A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning of the site from R-3, Single-family to PD-O to allow the use of this existing single-family residence as a tax preparation office. The applicant has indicated the days and hours of operation from 8 am to 5 pm Monday through Friday. All clients are seen by appointment only. There are no other employees of the business other than the owner. The applicant has indicated most tax preparation takes place from January to April. Parking for the business will be on the existing driveway. August 27, 2015 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-9020 2 B. EXISTING CONDITIONS: This area of 12th Street is contains a mixture of uses including single-family, multi-family, a church and office and commercial uses. The office and commercial uses are primarily located to the east at the intersection of 12th and W oodrow Streets. 12th Street was recently resurfaced and a bicycle lane added. The lots located to the east, west and north of this site are single-family residential. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Stephens Area Faith Neighborhood Association and the Pine to Woodrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. West 12th Street is classified on the Master Street Plan as a minor arterial with special design standards. A dedication of right-of-way 35 feet from centerline will be required. 2. Provide area where clients and staff will park? 3. A turnaround or drive through should be provided for vehicles accessing the site to prevent backing into West 12th Street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy does not object to this proposal. Service requirements and/or facilities locations shouldn’t be an issue for this existing building. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. August 27, 2015 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-9020 3 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water if additional fire protection or metered water service is required. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 8. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. August 27, 2015 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-9020 4 Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Parks and Recreation: No comment received. County Planning: No comment. CATA: The area is currently served by CATA at this location via Route #3 an important service area. This location is currently in CATA’s long range planning. The proposal has no impact to current service. Maintaining the bicycle and pedestrian way in this area is important to accessing transit; an important feature for future planning and development of this area. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is a change in occupancy and is therefore subject to current building code requirements. Review and approval is required by Building Codes Division before occupancy takes place. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the I-630 Planning District. The Land Use Plan shows Mixed Use (MX) for this property. The Mixed Use category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. The applicant has applied for a rezoning from R-3 (Single Family District) to PDO (Planned District Office) to allow for conversion of this house to an office use. Master Street Plan: 12th Street is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and August 27, 2015 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-9020 5 pedestrians on 12th Street since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lanes are shown along 12th Street. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2015) The applicant was not present. Staff stated they would work with the applicant to resolve their concerns prior to the Commission acting on the request. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: Staff met with the applicant after the April 1, 2015, Subdivision Committee meeting to address their concerns. The applicant has provided staff with the days and hours of operation, the number of employees and the proposed signage plan. The applicant is requesting a rezoning of the site from R-3, Single-family to PD-O to allow the use of this existing single-family residence as a tax preparation office. The applicant has indicated the days and hours of operation from 8 am to 5 pm Monday through Friday. The applicant has indicated most tax preparation takes place from January to April. The applicant has indicated there will not be a ground sign located on the site. The applicant states only building signage will be used and the signage will be as typically allowed in office zones or a maximum of ten (10) percent of the façade area located on the street side of the building. The applicant has indicated there are no employees of the business. The applicant states all consultations are by appointment only. The applicant has stated he does not desire to add parking and is proposing to use the existing drive and rear yard (which is not paved) to serve as the required parking. The structure contains approximately 1,200 gross square feet of floor area which would typically require the placement of three (3) parking spaces for an office use. Staff feels the applicant has sufficient area in the rear yard to add three (3) parking stalls placed on a forty-five degree (45° ) angle which would provide the required parking and still leave adequate areas for landscaping. August 27, 2015 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-9020 6 Section 36-508 of the Zoning Ordinance states vehicular use areas subject to wheeled traffic are to be paved. This can include asphalt or concrete slab. Although staff is supportive of the applicant’s request to utilize the site as an office use staff feels the applicant should provide parking as typically required to serve the non-residential use. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (APRIL 23, 2015) The applicant was not present. There was one card registered with questions concerning the application request. Staff requested the item be deferred to the June 4, 2015, public hearing to allow the applicant to be present. A motion was made to defer the item to the June 4, 2015, public hearing. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: There has been no change to the application request since the previous public hearing. Staff continues to recommend denial of the request as filed. PLANNING COMMISSION ACTION: (JUNE 4, 2015) The applicant was present. There were registered objectors present. The Chair informed the applicant that the Commission’s policy was to offer a deferral of an item to a later hearing date when eight (8) or fewer Commissioners were present to allow more Commissioners to be present to hear a request. The Chair stated it took six (6) positive votes to move an item forward with a favorable recommendation from the Commission. She stated there were eight (8) Commissioners present. The Chair requested the applicant come forward and state if they desired a deferral of an item or if they wanted to move forward at this hearing date. The applicant stated he desired to defer the item to the Commissions July 16, 2015, public hearing. There was no further discussion of the item. The Chair entertained a motion for approval of deferring the item to the July 16, 2015, public hearing. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. August 27, 2015 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-9020 7 STAFF UPDATE: The applicant has graveled the rear yard of this home and placed cross ties to contain the graveled area. The gravel has loosely covered the area proposed for parking and has not been compacted to keep the gravel from being tracked from the site to the adjacent alley. Although the applicant has attempted to address staff’s concerns related to parking for this non-residential activity staff does not feel the graveled parking area as currently presented is adequate. The City is currently developing a Low impact Development (LID) ordinance which will allow for the placement of pervious surfaces for parking such as gravel. The LID ordinance does not allow the placement of the pervious parking as installed by the applicant. The Zoning Ordinance states parking should be hard packed in a manner that does not result in the creation of dust, mud, silt or standing water. Staff does not support the applicant’s request to allow the graveled parking as currently installed. PLANNING COMMISSION ACTION: (JULY 16, 2015) The applicant was not present. There were no registered objectors present. Staff presented the item stating they and the applicant had met concerning the proposed parking area. Staff stated they and the applicant were continuing to work on staff’s concerns related to the proposed parking area. Staff presented a recommendation of deferral of the item to the August 27, 2015, public hearing. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. STAFF UPDATE: The applicant is now proposing to construct a 30-foot by 20-foot parking pad within the rear yard area of this property. The parking pad will be accessed from the alley. Client parking can be provided within the driveway of the existing structure. The applicant has indicated the parking pad will be constructed of a hard surface material, concrete or asphalt. Staff is supportive of the applicant’s proposal for adding parking on the site. Staff’s original opposition to the request was the applicant was not providing proper parking for the office use. Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. August 27, 2015 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-9020 8 PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval based on the applicant’s proposal for adding parking to the site. Staff stated their original opposition to the request was the applicant did not propose to provide proper parking for the office use. Staff stated based on the proposed parking plan staff was supportive of the request and presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. August 27, 2015 ITEM NO.: D FILE NO.: Z-5649-E NAME: Davis Short-form PD-C LOCATION: Located at 10915 Stagecoach Road DEVELOPER: Arkansas Appliance and Air Conditioner 4600 Hoffman Road Little Rock, AR 72209 ENGINEER: McGetrick Engineering P.O. Box 30441 Little Rock, AR 72260 AREA: 9.02 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family with a CUP for a church ALLOWED USES: Single-family and Church PROPOSED ZONING: PD-C PROPOSED USE: Automobile Sales VARIANCE/WAIVERS: None requested. BACKGROUND: On September 18, 2003, the Commission approved a conditional use permit allowing for the phased development of this property for a church. Phase I was to consist of a single building and a paved driveway and 25 parking spaces. Phase II was to construct a second building and additional parking. The Phase I worship area was proposed to have seating for 100 persons. The Phase II seating capacity was not proposed. No additional activities such as private school or daycare was proposed. Approval was given to allow placement of a portable building in the site to be used as a construction office/storage building. The Commission approved a waiver of the screening requirement along the south perimeter of the site since it was adjacent to a large, undeveloped floodway. August 27, 2015 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-5649-E 2 On March 25, 2004, the Commission approved a revision to the previously approved conditional use permit. The church proposed to place a second 28’ x 64’ portable building on the site adjacent to the location of the proposed church building. The church requested to the use of the portable building as a church for a period up to seven (7) years. At the end of the seven (7) year period, the church proposed to have constructed the first phase building and the paved driveway and parking lot. Staff did not support the use of the portable building for seven (7) years but did provide a recommendation to allow the use of the portable building for thirty-six (36) months. The applicant was agreeable to limiting the use of the portable building to thirty-six (36) months and the Commission approved the request on their consent agenda. On January 29, 2015, the Little Rock Planning Commission withdrew from consideration a request to rezone the site from R-2, Single-family to PID to allow the construction of a single building containing 15,000 square feet with 2,000 square feet being used for the office area and 13,000 square feet being used for the manufacturing/shop area. All buildings have been removed. The 24 space parking lot is still in place. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The current request is a rezoning from R-2, Single-family to Planned Development Commercial, PD-C, to allow the use of the site for automobile sales. The site plan indicates the placement of a 2,400 square foot building on the site and the placement of six (6) staff and twenty-four (24) display spaces in the first phase of the development. The second phase allows the construction of a 6,000 square foot building, the original building is to be removed, and allow the placement of fifteen (15) staff parking spaces and one hundred sixty (160) display spaces. The hours of operation are from 8 am to 8 pm Monday through Saturday. Sunday hours are proposed from 1 pm to 6 pm. There are four (4) employees proposed in the initial phase growing to eight (8) employees in the final phase. B. EXISTING CONDITIONS: The site is located on the south side of Stagecoach Road just north of the Fourche Creek. To the west is an office warehouse development containing a mix of office and office warehouse uses. To the north is a multi-family development, a cemetery and a property zoned PCD which contains a restaurant, carwash and mini-warehouse. East of the property is undeveloped R-2, Single-family zoned property. August 27, 2015 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-5649-E 3 C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Southwest Little Rock United for Progress and the Otter Creek Homeowners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stagecoach Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline will be required. 2. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction in the floodplain. 3. Show the proposed finish floor elevation of at least one (1) feet above the base flood elevation. 4. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide drainage and access easement is required adjacent to the floodway boundary. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy does not object to this proposal. A single phase power line exists on the property which may need to be adjusted prior to the construction of the new building. Contact Entergy in advance regarding future service requirements and additional facilities location(s). Centerpoint Energy: No comment received. AT & T: No comment received. August 27, 2015 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-5649-E 4 Central Arkansas Water: No objection. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: No comment. CATA: F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Mixed Office Commercial (MOC) for this property. The Mixed Office Commercial (MOC) category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. The applicant has applied for a rezoning from R-2 (Single Family District) to PDC (Planned District Commercial) to allow for development of car sales on the site. Master Street Plan: Stagecoach Road is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Stagecoach Road. This street may require dedication of right-of- way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along Stagecoach Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. August 27, 2015 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-5649-E 5 2. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the City, Section 15-81. a. The property to the east and south is zoned R-2, therefore a minimum buffer will be required at six (6) percent of the average depth of the lot. The maximum dimension required shall be fifty (50) feet in all instances. 3. All vehicular use areas which were in existence prior to the effective date of this article may continue as nonconforming until such time as a building permit is granted to enlarge or reconstruct a structure on the property exceeding ten (10) percent of the existing gross floor area. At such time ten (10) percent of the existing vehicular use area shall be brought into compliance with this chapter and shall continue to full compliance on a graduated scale. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2015) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff requested any details concerning the proposed screening and/or fencing to be located on the site. Staff also requested the days and hours of dumpster service and the days and hours of the business. Staff requested details concerning the proposed signage plan. Public Works comments were addressed. Staff questioned if the floodway would be dedicated to the City or be retained as an easement. Staff also stated floodway areas were to be shown as easements. Staff stated a 25-foot wide drainage and access easement was required adjacent to the floodway boundary. Landscaping comments were addressed. Staff stated a land use buffer was required adjacent to properties with dissimilar uses of a more restrictive nature. Staff stated the property to the south and east were zoned residentially and would require a land use buffer strip and screening. August 27, 2015 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-5649-E 6 Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the technical issues associated with the request raised at the May 13, 2015, Subdivision Committee meeting. The applicant has indicated screening will be provided per typical ordinance requirements either by the placement of an opaque screening fence or with dense evergreen plantings. The applicant has provided details of the proposed dumpster service hours and the hours of operation for the business. The applicant has also provided the proposed signage plan. The request is a rezoning from R-2, Single-family to Planned Development Commercial, PD-C, to allow the use of the site for automobile sales. The site plan indicates the placement of a 2,400 square foot building on the site and the placement of six (6) staff and twenty-four (24) display spaces in the first phase of the development. The buildings are proposed as single story buildings with a maximum building height of 18-feet. The second phase allows the construction of a 6,000 square foot building, the original building is to be removed, and allow the placement of fifteen (15) staff parking spaces and one hundred sixty (160) display spaces. There are four (4) employees proposed in the initial phase growing to eight (8) employees in the final phase. The hours of operation are from 8 am to 8 pm Monday through Saturday. Sunday hours are proposed from 1 pm to 6 pm. The dumpster service hours are from 7 am to 5 pm Monday through Friday. Signage is proposed consistent with signage allowed in commercial zones. The ground sign is proposed with a maximum height of 36-feet and 160 square feet in area. The building signage is proposed with a maximum sign area of ten (10) percent of the façade area abutting the public street. Staff is not supportive of the request. The site is indicated on the City’s Future Land Use Plan as Mixed Office Commercial (MOC). The MOC category provides for a mixture of office and commercial uses to occur and acceptable uses include office or a mix of office and commercial uses. The proposed use is allowed as a by right use in the C-4, Open Display Zoning District. Although there are mini-warehouse units located across Stagecoach Road, also typically a August 27, 2015 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-5649-E 7 C-4, Open Display District use, the units are located behind a retail center and/or other commercial uses. The property to the west has developed with an office warehouse development which in staff’s opinion is more in keeping with the Future Land Use Plan and the development pattern for this area. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JUNE 4, 2015) The applicant was present. There were registered objectors present. The Chair informed the applicant that the Commission’s policy was to offer a deferral of an item to a later hearing date when eight (8) or fewer Commissioners were present to allow more Commissioners to be present to hear a request. The Chair stated it took six (6) positive votes to move an item forward with a favorable recommendation from the Commission. She stated there were eight (8) Commissioners present. The Chair requested the applicant come forward and state if they desired a deferral of an item or if they wanted to move forward at this hearing date. The applicant stated he desired to defer the item to the Commissions July 16, 2015, public hearing. There was no further discussion of the item. The Chair entertained a motion for approval of deferring the item to the July 16, 2015, public hearing. The motion carried by a vote of 8 ayes, 0 noes and 0 absent. STAFF UPDATE: There has been no change to this request since the previous public hearing. Staff continues to recommend denial of the request. PLANNING COMMISSION ACTION: (JULY 16, 2015) The applicant was not present. There were no registered objectors present. Staff presented the item stating they and the applicant had met concerning the proposed uses and redevelopment of the property. Staff stated the applicant had indicated the site plan and development of the property would be modified to try and address staff’s concerns related to the future use of the property. Staff presented a recommendation of deferral of the item to the August 27, 2015. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. August 27, 2015 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-5649-E 8 STAFF UPDATE: There has been no change in this application request since the previous public hearing. Staff recommends withdrawal of this item, without prejudice, to allow the applicant to develop a site plan and to determine the proposed uses for the property. PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating there had been no change in the application request since the previous public hearing. Staff presented a recommendation of withdrawal of this item, without prejudice, to allow the applicant to develop a site plan and to determine the proposed uses for the property. Staff stated they were supportive of the withdrawal request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. August 27, 2015 ITEM NO.: E FILE NO.: S-1753 NAME: Belle Pointe View Estates Preliminary Plat LOCATION: Located on the West end of Belle Pointe Drive DEVELOPER: Bo Bridges 13914 Belle Pointe Drive Little Rock, AR 72212 ENGINEER: White Daters and Associates Attn. Joe White 24 Rahling Circle Little Rock, AR 72223 AREA: 40.0 acres NUMBER OF LOTS: 11 FT. NEW STREET: 600 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.19 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting preliminary plat approval for a project located just west of the Belle Pointe Subdivision. The developer has the 40 acres under contact and is proposing to develop 11 single-family lots by extending Belle Pointe Drive to the west. The street is proposed as a gated private street constructed to public street standard. The proposed lots are similar in size to those within the existing Belle Pointe subdivision. The 11 lots will be developed on approximately 10 acres of the property. The remaining 30 acres has not been planned but will be developed from Beckenham Drive. The undeveloped area is indicated on the preliminary plat for future development. August 27, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: S-1753 2 B. EXISTING CONDITIONS: Belle Pointe Drive is located along a ridge with the existing homes having significant slopes in their rear yards. This area of the City has developed with a number of single-family subdivisions including the Villages of Wellington to the south, Pebble Beach to the north and Hillsborough to the east. Belle Pointe Drive has only one access from Saddle Hill Drive. There are no sidewalks located along Belle Pointe Drive. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners and residents. All abutting property owners along with the Hillsboro and the Marlow Manor Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Private streets are to be constructed to public street standards. 2. What is the proposed slope of the streets? 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is a variance requested to advance grade the lots or grade beyond the access easement with construction of the subdivision? 4. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering, Greg Simmons, gsimmons@littlerock.org or 501.379.1813 for more information. 7. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. August 27, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: S-1753 3 8. Street names and street naming conventions must be approved by Public Works. Contact Glenn Haley, ghaley@littlerock.org or 501. 371.4537. The proposed street names are too confusing and lengthy. 9. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 10. Retaining walls designed to exceed 15 feet in height are required to seek a variance for construction. Provide proposed wall elevations. 11. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as-built certification is required for construction of the retaining wall. 12. Provide a Sketch Grading and Drainage Plan per Section 29-186 showing the proposed street centerline grades. 13. A concrete street apron should be constructed at the beginning of the street to show the street is private. 14. The proposed gate should be moved away from the cul de sac as far as possible. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easement if new service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to the proposed preliminary plat. There are both underground and overhead electrical facilities in the area. However, contact Entergy in advance to discuss load requirements, facilities layout and the time schedule for the development. CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. August 27, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: S-1753 4 Fire Department: Maintain Access. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. August 27, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: S-1753 5 Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. One- or Two-Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family dwelling residential developments. Developments of one- or two- family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. August 27, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: S-1753 6 Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office (Captain Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2015) Mr. Joe White of White Daters and Associates was present representing the request. Staff presented an overview of the item stating the applicant was requesting preliminary plat approval to allow the development of 15 new residential lots by the extension of Belle Pointe Drive. Staff stated the plat as currently proposed did include variances to allow for double frontage lots and a variance for the lot depth to width ratio. Staff requested Mr. White provide the distance from the property line for the proposed northern most cul de sac. Staff also requested Mr. White provide the lot width at the building line for Lots 4, 5, 10 and 11. Public Works comments were addressed. Staff stated private streets were to be constructed to public street standard. Staff also requested Mr. White provide the proposed slope of the streets. Staff stated the City’s stormwater detention ordinance would apply to the development of the lots. Staff requested Mr. White move the proposed gate as far to the north as possible to limit blocking of the street by residents waiting to enter the subdivision. Staff stated the street names were too long and confusing. Staff requested he reconsider the proposed street names within the subdivision. Staff requested Mr. White provide a letter from the Fire Marshal indicating the proposed ingress and egress was adequate to meet State Fire Code. August 27, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: S-1753 7 Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant has reduced the number of lots proposed for the development from 15 lots to 11 lots. The revised plan has indicated the lot widths at the building lines for the lots fronting the cul-de-sac street. The revised plan has also relocated the gate into the development to limit blocking of the existing Belle Pointe Drive cul-de-sac. The remaining acreage has not been planned. The plat as presented does not allow future access from this portion of the development with the exception of an access for fire and emergency vehicles. The future development portion of the parcel has access and frontage on Beckenham Drive. The developer has the 40 acres under contact and is proposing to develop 11 lots by extending Belle Pointe Drive to the west. The street is proposed as a gated private street constructed to public street standard. The proposed lots are similar in size to those within the existing Belle Pointe subdivision. The property is zoned R-2, Single-family and is proposed with development standards per the R-2, Single-family zoning district. The lots are indicated with an average lot size of 125-feet by 330-feet with an average lot area of 0.94 acres. The area to be developed contains approximately 10-acres. Section 31-207 states new private residential streets are discouraged, however, private streets may be approved by the Planning Commission to serve isolated developments. The design standard is to conform to public street standards as specified in the subdivision ordinance. Private streets are permissible only in the form of a cul-de-sac and short loop streets and only when it has been determined that these streets can be adequately served by all public service vehicles. Private streets are not allowed when there is a possibility of through traffic or vehicular connection to another public street. The Bill of Assurance recorded for Belle Pointe Subdivision outlines covenants and development standards for the Belle Pointe plat recorded for the original lots. The subdivision included 41 residential lots and two (2) tracts. Under the Use of Land Section the Bill of Assurance states the property shall be held, owned and used only as residential building sites. Tract ‘A’ shall remain open space until combined with other land to make a buildable residential lot with the approval of the Little Rock Planning Commission. Tract B shall remain open space. No structure or other improvements shall be erected, altered, placed or permitted to remain on any building site other than a single detached single-family residence and the appurtenance thereunto such as driveway, sidewalks and fences as August 27, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: S-1753 8 hereinafter permitted. Each residence erected or maintained upon the property herein shall have a two-car carport or garage unless the requirement for such attachment is waived in writing by the undersigned. Tract ‘A’ is the portion of the plat the applicant is proposing to take access over with the new private street. Appendix D of the 2006 International Fire Code Section D107 One or two-family residential development, D107.1 One or two family dwelling residential development. Developments of one or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with separate and approved fire apparatus access roads and shall meet the requirements of Section D104.3 (Remoteness. Where two access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses.) An exception is noted. 1. Where there are more than 30 dwelling units on a single public or private street and all dwelling units are equipped throughout with an approved automatic sprinkler system access from two directions is not required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development as determined by the fire code official. The applicant has indicated a secondary access road will be constructed to the north connecting to Beckenham Drive or if the street grade to make this connection cannot be met the homes will be sprinkled per the International Fire Code. The fire apparatus access roads shall not exceed ten (10) percent grade. Grades steeper than ten (10) percent must be approved by the fire chief. Staff is supportive of the requested preliminary plat. The preliminary plat appears to fully comply with the minimum development standards of the City’s Subdivision and Zoning Ordinances. To staff’s knowledge there are no outstanding technical issues in need of address. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends if the street grade for the secondary emergency access road cannot be achieved the developer must sprinkle the homes as required by the fire code. August 27, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: S-1753 9 PLANNING COMMISSION ACTION: (JULY 16, 2015) The applicant was present. There were registered objectors present. Staff stated the applicant had submitted a request dated July 15, 2015, requesting deferral of the item to the August 27, 2015, public hearing. Staff stated the deferral request would require a waiver of the Commission’s by-laws with regard to the late deferral request. Staff stated they were supportive of the deferral request. There was no further discussion. A motion was made to approve the by-law waiver request to allow for the late deferral request. The by-law waiver for deferral request was approved by a vote of 11 ayes, 0 noes and 0 absent. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. STAFF UPDATE: There has been no change to this application request since the previous staff write-up and analysis. Staff continues to recommend approval as indicated in the agenda write-up dated July 16, 2015. PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There were a number of registered objectors present. Staff presented the item with a recommendation of approval. Staff stated the proposed preliminary plat meet with all the requirements of the City’s Subdivision Ordinance and no variances were being requested. Mr. Mike Childress addressed the Commission on behalf of the developer. He stated the subdivision was proposed with 11 lots for single-family development. He stated the size of the lots met the minimum standards of the ordinances. He stated the plat included 10 acres of a 40 acre parcel. He stated the topography of the site did not allow for development of the parcel with access from Beckenham Road only. He stated the development was a two (2) phase development. He stated he would not get into the details of the litigation. He stated the litigation was not related to the merits of the application or the request. Ms. Sara Robertson addressed the Commission in opposition of the request. She provided the Commission with a copy of the original plat for Belle Pointe. She stated the subdivision was developed with cul de sacs on each end. She stated no further development through the subdivision was proposed. She stated the bill of assurance for the subdivision stated Tract A was to be combined with additional land area for the construction of one (1) new single-family home. She stated the homeowners had filed August 27, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: S-1753 10 suit for a determination as to if the Tract could serve as access to the new lots. She stated Ordinance No. 20,689 adopted by the Board of Directors in 2013 was approved because of the traffic on Hinson Road. She stated the approval of the plat would increase traffic and generate additional traffic on Beckenham and Hinson Road. She requested the Commission deny the request and if not deny the request to delay their approval until after the court had ruled. Mr. Bucky Magness addressed the Commission in opposition of the request. He stated he bought his home in 1998 and was provided a bill of assurance for the subdivision when he bought his home. He stated the bill of assurance stated Tract A was to remain as open space until combined with additional land area to construct a new home. He stated the developer wanted to use Tract A as a street. He stated the Master Street Plan closed the street. He stated he was one of nineteen homeowners on Belle Pointe that had filed the law suit concerning the use of Tract A. He requested the Commission defer the request until after the court decision. He stated with the development of 11 new homes this would generate an additional 880 vehicle trips per day. He stated this was in direct conflict with Ordinance No. 20,689. He stated Beckenham Drive exited onto Hinson Road just four (4) blocks from Pulaski Academy School which two (2) times per day traffic was at a stand-still. Ms. Cynthia Waldron addressed the Commission in opposition of the request. She stated the use of Tract A was in direct violation of the Bill of Assurance for the subdivision. She stated the developer had provided the neighborhood with a number of proposals for the development of the 40-acre tract. She stated one (1) of the plats included two (2) streets. She stated the width of the cul de sac on Belle Pointe was 17-feet which was less width than a two (2) car garage. She stated the key pad was located at the end of the driveway for the end home of the cul de sac. She stated additional phases would increase the traffic on Belle Point Drive. She stated with the addition of through traffic a result could be an increase crime. She stated to her ‘a’ met one and the development as proposed violated the bill of assurance. She requested the Commission defer the request until the courts had ruled on the suit. Mr. David Laumer addressed the Commission in opposition of the request. He stated he was on the Hillsborough Property Owners Association Board and his neighborhood had voted to oppose the request and support the residents of Belle Pointe. He stated based on the current street layout the residents of the neighborhood had no way of knowing the street would be extended. He stated plat maps were put in place to allow people the ability of knowing what they are buying. He stated the plat map filed for this subdivision did not give any indication the area would be developed. He stated he did not feel the Commission had enough information to make a decision on the request. August 27, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: S-1753 11 Mr. Dave Justice addressed the Commission in opposition of the request. He stated he lived down the hill on Beckenham Drive. He stated the 2013 ordinance kept Beckenham from going thorough. He stated the development would generate additional traffic on Beckenham which was in conflict with the approved ordinance. Ms. Wanda Crow addressed the Commission stating she was in opposition of the request. She stated she loved all the comments made by the other speakers. Mr. Eugene Brandao addressed the Commission stating he was opposed to the request. He stated the street was shown to extend Beckenham Drive up through the subdivision and connecting to Belle Pointe Drive. He stated the removal of Beckenham Drive from the Master Street Plan was a hard fought fight. He stated extending Beckenham Drive was in violation of the ordinance adopted by the Board of Directors. Ms. Catherine VanDuinen addressed the Commission in support of the request. She stated she bought her home in 1994 and was the third home constructed on the street. She stated she was on the other end of the street. She stated she was always told the street would be extended and this was why she bought on the other end. She stated the new construction would add value and increase property values for the residents of Belle Pointe. She stated she had not opposition to the request. Mr. Mickey Loeb addressed the Commission in opposition of the request. He stated his concern was stormwater. He stated the site had a steep grade and currently there were a number of diversionary ditches and creeks located on the property. He stated the native forest vegetation allowed for diversion of stormwater and runoff. He stated he felt the development could overwhelm the stormwater facilities in the area. He requested no grading be allowed until all controls were in place. Mr. Mike Childress stated there were no plans to extend Beckenham. He stated the connection would only be constructed as an emergency access. He stated the development of the remaining area was a discussion for a later day. He provided the Commission with two (2) letters of support for the proposed subdivision. He stated the development met with the minimum development standards of the subdivision ordinance and the proposal had staff support. He stated he did not feel the Commission could deny the request based on the Richardson case. Mr. Shawn Overton, Deputy City Attorney, addressed the Commission stating if there were no variances associated with the proposed preliminary plat the Commission was to approve the preliminary plat request. He stated based on a court case, Richardson vs. the City of Little Rock established the criteria under which a plat must be reviewed and if and when the Commission could deny a request. A motion was made to defer the request until the October 8, 2015, public hearing. The motion carried by a vote of 9 ayes, 2 noes and 0 absent. August 27, 2015 ITEM NO.: F FILE NO.: Z-6532-G NAME: Lot 2 Chenal Heights Addition Long-form PD-R LOCATION: Located East of Chenal Valley Drive, South of Chenal Heights Circle DEVELOPER: Larry Crain Crain Family Holdings, LLC 17300 Chenal Parkway, Suite 330 Little Rock, AR 72211 ARCHITECT: EV Studio design@evstudio.com Denver, CO 303.670.7242 SURVEYOR: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 38.23 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PD-R ALLOWED USES: Age Restricted - Elderly Housing PROPOSED ZONING: Revised PD-R PROPOSED USE: Age Restricted - Elderly Housing VARIANCE/WAIVERS: A variance from the City’s Land Alteration Ordinance to allow grading of future phases with the development of the first phase. August 27, 2015 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-6532-G 2 BACKGROUND: Ordinance No. 18,163 adopted by the Little Rock Board of Directors on December 20, 1999, rezoned the site from R-2 and MF-18 to PD-R to allow the establishment of a Planned Residential Development titled Arkansas Teachers Retirement Village – Long-form PD-R. The proposal included the rezoning of 71.9 acres from R-2 and MF-18 to PD-R to allow for the development of the Arkansas Teachers Retirement Village, a stepped-care retirement facility. The development would house retired persons with facilities including independent living, assisted living, skilled nursing facilities and Alzheimer facilities. A single access point from Chenal Valley Drive was proposed, with a fire lane access at the southwest corner of the property. The proposed site plan indicated a large amount of green space, which was to be undisturbed, along with a proposed lake, walking trails and a lakeside pavilion. In March of 2002, the Arkansas Teachers Retirement System decided to reevaluate the project and did not develop the site as proposed. ATRS decided to proceed with excavating to the finished grade indicated and approved on the site grading plan, extending sewer lines to the site, drainage construction, seeding and erosion control, power and telephone utility crossing the site were installed underground and no additional trees were to be removed from the site except those necessary to install utilities. A restoration plan was submitted to the City for approval. The applicant adhered to City’s requirements in the restoration of the site and the developer’s obligations were met. A proposal was reviewed and recommended for approval by the Little Rock Planning Commission at their August 26, 2004, Public Hearing to allow two of the indicated lots to develop with the retirement village concept. The applicant proposed the development of the site with eight individual lots through a preliminary plat in conjunction with the request to revise the PD-R zoning. The applicant indicated Lot 2 would be developed as an assisted living facility. Proposed Lot 8 was indicated for garden style patio homes. The applicant also indicated all uses would remain similar to the multi-unit residential retirement facility as approved on the original PD-R. The request was approved by the Little Rock Board of Directors on October 5, 2004, by the adoption of Ordinance No. 19,195. Lot 8 has not developed. Ordinance No. 19,220 adopted by the Little Rock Board of Directors on November 1, 2004, revised the previously approved PD-R to allow a nursing and rehabilitation center to locate on Lot 6. Chenal Nursing and Rehabilitation Center proposed a 114-bed skilled nursing facility. The development included 90 staff positions which included Arkansas Hospice Staff. August 27, 2015 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-6532-G 3 October 17, 2006, Ordinance No. 19,611 adopted by the Little Rock Board of Directors on October 17, 2006, approved a revision to the PD-R for Lot 6 to increase the number of beds allowed in the nursing home facility from 114 to 140. The site plan included the placement of 93 parking spaces to serve the facility. There were no other changes to the previously approved PD-R proposed. An item to allow the development of this site (Lot 8) with single-family development of attached and detached homes was withdrawn at the Commission’s January 14, 2010, public hearing. The proposal did not comply with the covenants issued on this site and could not receive approval of the persons having oversight of the covenants. Ordinance No. 20,299 adopted by the Little Rock Board of Directors on August 2, 2010, allowed the development of 18.47 acres located at the northwest corner of Chenal Valley Drive and Chenal Heights Drive as a gated residential neighborhood with 109-units of multi-family elderly housing. The development was proposed to be enclosed by a six foot tall wall/fence with eight foot columns. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting approval of a site plan to allow the development of 241-units of age restricted housing. The site plan includes the placement of 78-buildings each with two (2) to three (3) units. The buildings are proposed with front and rear loaded garages. The development is proposed in three phases. Access to the site is proposed as gated entry from Chenal Valley Dries as well as Chenal Heights Drive. B. EXISTING CONDITIONS: The site is a vacant site and most of the interior trees were cleared as a part of the original approval. The applicant did replant several interior trees and reseed the site as a part of the restoration plan. A regional detention facility is located near Chenal Valley Drive. The nursing home and the assisted living facility are complete and occupied. Northwest of the site is a City of Little Rock Fire Station. South of the site is the Village at Rahling Road Shopping Center. West of the site are two multi-family developments fronting Chenal Valley Drive. Chenal Valley Drive has been constructed to Master Street Plan standard with curb and gutter. There is not a sidewalk in place along the property frontage. Chenal Heights Drive and Chenal Heights Circle have been constructed with curb and gutter. August 27, 2015 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-6532-G 4 C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Villages of Wellington Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A turnaround should be provided at the end of Chenal Heights Circle to be at least 80 feet in length and the same width as the street. 2. Sidewalks with appropriate handicap ramps should be installed from the existing sidewalk on Chenal Valley Drive to the proposed sidewalk adjacent to the private street in accordance with Section 31-175 of the Little Rock Code. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. The private street should have a concrete apron at Chenal Valley Drive per City Ordinance. 5. Due to the number of units, the private street should be named and the units addressed off that street name. 6. The street designation in Chenal Heights Circle should be changed to "Cove" or "Lane". 7. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. A variance is being requested to grade the entire development with construction of Phase 1. 8. Stormwater Detention Ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Does the existing detention pond provide detention for the existing developed properties adjacent to Chenal Heights Drive? 9. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 10. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. August 27, 2015 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-6532-G 5 11. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 501.379.1813, Greg Simmons, for more information. 12. Provide width and location of proposed access easements. 13. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, 501.379.1805, Travis Herbner, for more information. 14. The final plat should show the streets and drainage improvements to be private. 15. The waste collection is proposed to be private. Due to the proposed design of the streets and alleys, City of Little Rock collection trucks cannot maneuver within the development and service cannot be provided in the future if desired. 16. Turn around must be provided for a SU-30 vehicle attempting to enter development. A stacking distance of 30-feet from pavement must also be provided. 17. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 18. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 19. The owner and/or manager of each multi-family residence of 100 or more dwelling units shall provide recycling and encourage participation by the tenants, renters, or owners of each unit. Contact Melinda Glasgow at 501.371.4646 for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy GIS Maps indicate a 3-phase underground line running along the eastern side of Chenal Heights Circle then extending west to a 3-phase pad transformer serving Emerius Corp. Entergy will require a 10-foot easement August 27, 2015 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-6532-G 6 across the property of the PRD for any existing lines where one does not exist. Care should be used when digging. Please notify Entergy in advance for service requirements for the development. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 6. A capital investment charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: Fire hydrants per code, maintain access, 26-foot drive lanes, 2-ways to enter and exit the development. By Phase II you need to have 2-ways to enter and exit. County Planning: No comment. CATA: CATA has reviewed the plans submitted by your office on the above referenced area. The area is currently served by CATA at Cantrell and Taylor Loop Roads approximately one and a half miles away. The development August 27, 2015 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-6532-G 7 consists of a gated community with multiple units. CATA has no current plans at this time for this area. CATA requests consideration for long range use plans along Rahling Road to consider pullouts and sidewalks there. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Residential High Density (RH) and Residential Low Density (RL) for this property. The Residential High Density category provides for residential development of more than twelve (12) dwelling units per acre. Residential Low Density allows for single family homes at densities not to exceed 6-dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6-units per acre. The applicant has applied for a rezoning from PDR (Planned Development Residential) to PDR (Planned Development Residential) to allow for the construction of attached residential units (3 or 4 units per building) for elder population on this site. Master Street Plan: Chenal Heights Circle is a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (August 27, 2014) Mr. Larry Crain and Mr. Tim Daters of White-Daters and Associates were present representing the request. Staff presented an overview of the development stating there were a number of outstanding technical issues associated with the August 27, 2015 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-6532-G 8 request. Staff requested Mr. Crain and Mr. Daters provide the proposed construction materials of the units, the maximum building height, the proposed building elevations and any proposed fencing material. Staff questioned if a development sign would be located on Chenal Valley Drive and the proposed height and area of any signage to be placed identifying the site. Public Works comments were addressed. Staff stated a turnaround was to be provided at the end of Chenal Heights Circle. Staff stated any curb, gutter or sidewalk should be repaired prior to occupancy. Staff stated the private street should be constructed with a concrete apron on Chenal Valley Drive. Staff questioned the limits proposed for advanced grading. Staff stated the final plat for the lot should include the streets and drainage as private. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan addressing a number of issues raised at the August 27, 2014, Subdivision Committee meeting. The applicant has provided the proposed construction materials, the building heights, the fencing materials and the proposed building elevations. The development is proposed in three (3) phases. 76-units are proposed in the first phase, 78-units in the second phase and 87-units in the final phase for a total of 241-units. The units are proposed as age restricted duplex and triplex buildings. The age limit will be in compliance with Federal Regulations which require eighty percent (80%) of the residences be occupied by at least one (1) person who is fifty-five (55) years of age or older. The site plan notes 37-front loaded triplexes, 1-front loaded duplex, 42-rear loaded triplexes and 2-rear loaded duplexes. The construction materials include brick, stone, hardi-board siding and architectural shingled roofs. The buildings are proposed with a maximum building height of 30-feet. Most of the buildings are intended to be single level structures but according to the applicant some of the units may include a second level. The clubhouse maximum height is 35-feet and will include two (2) levels. All of the units are proposed with an attached garage. A portion of the garages will load from the private street with the remaining loading from a rear alley. The building envelopes are proposed 65-feet by 96-feet and 55-feet by 100-feet. The units August 27, 2015 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-6532-G 9 average roughly 1,600 square feet of heated and cooled space. 31.4-percent of the site is proposed with open space. Internal streets are proposed 26-feet in width. Garbage collection cannot be provided within the development by the City of Little Rock solid waste department due to the proposed street design and configuration. The City collection vehicles cannot maneuver with the current street design and alley dead-ends. A single development sign is proposed on Chenal Valley Drive. The sign is proposed five (5) feet in height and eight (8) feet long for a total sign area of 40-square feet. The zoning ordinance typically allows signs six (6) feet in height and twenty-four (24) square feet in area for multi-family developments. Staff is general supportive of the request but the applicant has not addressed all staff’s concerns related to a number of the technical issues. The applicant has not addressed staff’s concerns related to Chenal Heights Circle. Since the street is a public street, a turnaround for SU-30 vehicles must be provided at the end of Chenal Heights Circle prior to entering the gate. In addition the gated entrance on Chenal Valley Drive must be designed for a SU-30 vehicle to turn around. The fencing on the streets must be removed out of the right-of-way and not located within the 50-foot sight triangle. Sidewalk must be constructed from Chenal Valley Drive into the proposed development. The applicant must provide grading plan to show area to be disturbed. The applicant must also provide a letter to certify the sight distance of the proposed driveway location complies with AASHTO standards. Contact Nat Banihatti at 501.379.1818 for sight distance requirements. Based on unresolved issues staff cannot support the request. I. STAFF RECOMMENDATION: Based on the current site plan staff recommends denial of the request. PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2014) The applicant was present. There was one registered objector present. Staff presented the item stating the applicant had submitted a request dated September 17, 2014, requesting deferral of the item to the October 30, 2014, public hearing. Staff stated the applicant had indicated additional time is needed to work with staff and the neighborhoods concerning the proposed development. Staff stated the deferral request would require a by-law waiver with regard to the late deferral request. Staff stated they were supportive of the deferral request. August 27, 2015 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-6532-G 10 There was no further discussion of the item. The chair entertained a motion for approval of the by-law waiver with regard to the late deferral request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The item was previously deferred to allow the applicant and the Chenal Design Review Committee (DRC) to review the plan and allow the DRC to offer some form of agreement with the overall development concept. The applicant has stated they have not reached a formal agreement with the Chenal Design Review Committee but is requesting the item be moved forward since the items related to the DRC are not items the Commission is reviewing or approving. According to the applicant the site plan with regard to access and circulation will not vary from the plan approved by this Commission. The applicant has indicated minor modifications may be required to satisfy the DRC but the substance of the development will not change. The previous staff recommendation was that of denial. After publication of the agenda the applicant and staff worked through staff’s concerns related to the technical issues associated with the site development. The applicant has addressed staff’s concerns related to the access for all vehicle types from Chenal Heights Circle and has agreed to relocate fencing as requested by staff in the staff analysis. Sidewalks will be provided and a sketch grading plan was submitted to staff for review and approval. Based on the applicant addressing staff’s concerns related to the site development staff now supports the application request. Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the advanced grading variance subject to all disturbed area being seeded and vegetation established prior to approval of the certificate of occupancy on the first building structure. Erosion controls must be maintained in the advanced graded area until that area is permanently stabilized. PLANNING COMMISSION ACTION: (OCTOBER 30, 2014) Mr. Larry Crain was present representing the request. There was one registered objector present. Staff presented the item with a recommendation of approval subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the August 27, 2015 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-6532-G 11 advanced grading variance subject to all disturbed area being seeded and vegetation established prior to approval of the certificate of occupancy on the first building structure. Erosion controls must be maintained in the advanced graded area until that area is permanently stabilized. Mr. Larry Crain addressed the Commission on the merits of his request. He stated the development was for a three phased age restricted housing development. He stated each phase would contain 75 units. He stated the development would comply with all requirements imposed by the Chenal Design Review Committee. He stated his desire was to receive zoning approval prior to expending funds to develop the formal site plan, building elevations and layout. Mr. Cliff McKinney stated the development would go before a full review of the Chenal Design Review committee prior to the request for any building permits from the City. He stated the developer was well aware of the restrictive covenants for the property and would fully comply with these covenants. He stated the developer desired to move forward and not wait for the details of structure design and layout which were items this Commission did not review or approve. Mr. Bill Spivey addressed the Commission on behalf of Deltic Timber Corporation. He stated Deltic was the original grantors of the property to Arkansas Teachers Retirement. He stated Deltic was not opposed to development of the property. He stated their concern was if the development would comply with the design criteria. He stated he could not say in complying with the design criteria there would be no changes required of the site plan. He stated he could not tell the Commission this was the final site plan. He stated the details of the plan had not been submitted for review by Deltic therefore they could not comment. He stated the Commission typically reviewed items effectively and efficiently and he did not want the Commission to be forced to review a second site plan due to changes which may be required based on the review by the Design Review Committee. He stated staff had little flexibility when making changes to site plans. He stated the Villas at Chenal went through a similar process for approval. He stated at the time the Villas was approved the Design Review Committee had all the information needed to provide a formal recommendation of support. He stated this was not the case for Mr. Crain’s application. He requested the Commission defer the item to allow the Design Review Committee time to work with Mr. Crain and develop a plan which would most likely be the final development plan for the site. Mr. McKinney stated the developer was willing to work out the details with the Design Review Committee at the time that was appropriate. He stated the items the Design Review Committee would approve were not items the Commission was reviewing or approving. He stated the Commission’s approval was one step in a much larger process. August 27, 2015 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-6532-G 12 Commissioner Berry stated the Commission typically did not get involved in the enforcement of private restrictions or covenants. He stated the Commission had its role which was to serve the public and not enforce private restrictions. There was no further discussion of the item. The Chair entertained a motion for approval of the item, as presented by staff. The motion carried by a vote of 10 ayes 0 noes and 1 absent. STAFF UPDATE: This item is being returned to the Commission for review and approval by the Little Rock Board of Directors. At the Little Rock Board of Directors meeting on June 16, 2015, the Board of Directors referred this item back to the Planning Commission on the recommendation of staff. The applicant had submitted a revised site plan to be reviewed by the Board of Directors that differed from the site plan approved by the Planning Commission. Section 36-454 of the Little Rock Code of Ordinances states the Board shall not consider an application that has been modified by the applicant to a design other than that reviewed by the Commission. The applicant is seeking review and approval by the Planning Commission on the proposed revised site plan. The plan has eliminated the three (3) unit buildings and reduced to total number of units. The revised site plan includes 104 buildings containing 208 units of two (2) and three (3) bedroom age restricted apartments. The applicant has indicated the buildings will be single story buildings. The development is proposed in three (3) phase. A secondary access to Chenal Heights Circle will be completed in the second phase. The site plan indicates 37 buildings will be constructed in the first phase along with the clubhouse, 31 buildings in the second phase and 36 buildings in the final phase. (each building contains 2 units) Each of the buildings will have a minimum driveway length of 20-feet. A note on the site plan states there is a minimum building setback of 30-feet. The minimum side to side building distance is stated at 15-feet. The typical side to side building distance is stated at 20-feet. The minimum rear to rear building distance is stated at 30-feet. The internal street is proposed as a private street with a minimum pavement width of 24-feet. The cul de sac radii is indicated at 80-feet. The driveway entering the proposed subdivision is indicated as a divided entrance with a key pad. The plan notes the turnaround will accommodate a SU 30 vehicle. A sidewalk will be extended from Chenal Valley Drive to the entrance of the proposed development. August 27, 2015 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-6532-G 13 The applicant has indicated the exterior building materials will be brick, stone and precast. The roof is proposed with architectural asphalt shingles. Each unit is proposed with 1,698 square feet of heated and cooled space, 451 square feet of garage space and a 157 square foot covered porch. The plan includes both wood fencing and decorative iron fencing. The minimum fence height is six (6) feet. A single development sign is proposed on Chenal Valley Drive. The sign is proposed five (5) feet in height and eight (8) feet long for a total sign area of 40-square feet. The zoning ordinance typically allows signs six (6) feet in height and twenty-four (24) square feet in area for multi-family developments. Staff is supportive of the proposed signage plan. The plan includes advanced grading of the site with the construction of the first phase. The plan includes grading to the property lines to maintain a 3:1 slope. Portions of the area to the south are zoned for commercial and office use. The remaining area and to the west is zoned R-2, Single-family. Once the grading activities are complete the applicant will reestablish vegetation in the areas adjacent to the residentially zoned properties. Staff continues to support the request. Staff is also in support of the advanced grading request. This item was approved by the Commission On October 30, 2014. The item was then forwarded to the Board of Directors for final action at their December 2, 2014, public hearing. The item was deferred a number of times by the Board of Directors awaiting approval by the Chenal Design Review Committee (DRC). As of date this approval has not been received by the applicant. Based on the previous Board of Directors action staff feels the applicant should have approval of the Chenal DRC prior to the Commission hearing and approving the revised site plan. PLANNING COMMISSION ACTION: (JULY 16, 2015) The applicant was not present. There were no registered objectors present. Staff presented the item requesting a deferral of the item to the August 27, 2015, public hearing to allow staff additional time to review information submitted by the applicant. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. STAFF UPDATE: The applicant has submitted a revised site plan and sketch grading plan to staff. The revised plans somewhat address staff’s concerns previously raised related to the sketch grading and drainage plan. Staff is continuing to review the item submitted and will provide a recommendation at the Commission’s August 27, 2015, public hearing. August 27, 2015 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-6532-G 14 PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There was one registered objector present. Staff presented the item stating they felt the item should be deferred to allow the applicant additional time to seek approval of the Chenal Design Review Committee. Staff stated the item was approved by the Commission in October of 2014 and was forwarded to the Board of Directors for final action. Staff stated the Board of Directors would not hear the request due to the applicant not having approval by the Design Review Committee. Staff stated the applicant had submitted a revised site plan to staff which the Board of Directors could not hear due to the Board not be able to consider a request that differed from the request and approval by the Planning Commission. Staff stated they felt there would be additional modifications to the site plan which would then require the Commission to act on different site plan. Staff requested the Commission defer the request until the applicant had an approved site plan from the Design Review Committee. Mr. Cliff McKinney requested the Commission hear the request. He stated he and his client felt it was time to move the item forward for final resolution. He stated he and his client had worked with the review committee and felt they were making progress. He stated the plan presently before the Commission could be constructed with little to no modifications. Commissioner Berry stated he was the Commissioner who had stated with the original submission that the item should move forward. He stated he did not feel the Commission’s role was to enforce private restrictions. He stated his fear was if the plan was approved and there were modifications the Commission would be back reviewing and approving a different site plan. A motion was made to defer the request to the October 8, 2015, public hearing. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. August 27, 2015 ITEM NO.: G FILE NO.: Z-5661-B NAME: Ballard Short-form PD-R LOCATION: Located at 2016 North Van Buren Street DEVELOPER: Michael and Marsha Ballard 2412 North Fillmore Little Rock, AR 72207 SURVEYOR: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.082 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PD-R ALLOWED USES: Single-family residential PROPOSED ZONING: Revised PD-R PROPOSED USE: Single-family residential VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a revision to the previously approved Planned Residential Development to allow the construction of a new single-family home on this existing lot. The current structure is a one-story single-family home located at 2016 North Van Buren Street. The applicant is proposing to raze the existing structure and construct a new home. The home is proposed as a one and one-half story structure containing 2,400 square feet with an attached two (2) car garage. The structure is approximately 61-feet wide and 32-feet deep and is proposed with a covered patio in the back of the home. August 27, 2015 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-5661-B 2 The applicant is proposing to construct the home up to and no closer than 2-feet from the east property line (parallel to North Van Buren). The front of the home will face North Van Buren Street. The site plan indicates the placement of the home five (5) feet from both the north and south property lines in order to accommodate the home and the attached garage. The site plan indicates a four (4) foot rear yard setback adjacent to the covered patio. The site plan indicates the placement of an eight (8) foot privacy fence along the interior property lines surrounding the home. There is currently a six (6) foot privacy fence in place. The applicant has indicated the additional two (2) feet of fence height will provide additional privacy to the proposed outdoor living space within the rear yard area. The applicant is also requesting the abandonment of a portion of the existing right of way for North Van Buren Street. The street was platted with an 80-foot right of way with the original platting. The applicant is seeking to abandon 15-feet of the platted right of way, maintaining the area as an easement, leaving the right of way adjacent to this lot 25-feet from centerline as typically required per the master street plan for a residential street. The request for the right of way abandonment will allow the applicant to provide a 17-foot front yard setback although only 2-feet of the setback will be located outside the easement. B. EXISTING CONDITIONS: Cheers Restaurant and parking lot is located along the southern boundary of the site. With the exception of the commercial areas along Kavanaugh Boulevard, this area is predominately single-family homes. The right of way for North Van Buren Street was platted as an 80-foot right of way. Street improvements are in place. There is a sidewalk located along the front of this property. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Heights Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. Public Works does not support the right of way abandonment. August 27, 2015 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-5661-B 3 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy does not object to this proposal as there does not appear to be a conflict with existing electrical facilities at this address. There is a three phase power line in front of the property along Van Buren Street and a three phase line extending along the southern border of the property as well. Contact Entergy in advance regarding future service requirements and additional facilities location(s). Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: No comment Parks and Recreation: No comment received. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 units per acre. Such residential development is typically characterized by conventional single family homes, but may include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The applicant has applied for a rezoning from PDR (Planned District Residential) to PDR (Planned District Residential) to allow for the construction of a single family home on this site. Master Street Plan: Van Buren is a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive August 27, 2015 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-5661-B 4 zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2015) Mr. and Mrs. Ballard, the applicants, were present representing the request. Staff presented an overview of the item stating there are additional items necessary to complete the review process. Staff stated they were concerned with a front yard setback of two (2) feet as proposed. Staff stated one option would be to seek a right of way abandonment of fifteen (15) feet for North Van Buren Street. Staff stated the area would most likely be retained as an easement but if the right of way was abandoned this would allow a seventeen (17) foot front yard setback. Staff requested the applicant provide the maximum building height and the proposed construction materials for the new home. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan addressing most of the issues raised at the May 13, 2015, Subdivision Committee meeting. The revised plan indicates a request for right of way abandonment for a portion of North Van Buren Street in addition to construction of a new home on the site. The applicant submitted a request for abandonment of fifteen (15) feet of right of way but retain the area as a utility and drainage easement to the various utility companies and public works. The street was platted with an 80-foot right of way with the original platting. The applicant is seeking to abandon 15-feet of the platted right of way, maintaining the area as an easement, leaving the right of way adjacent to this lot 25-feet from centerline as typically required per the master street plan for a residential street. All utility companies have agreed with the abandonment request provided the area be retained as a utility easement. Public Works staff is not agreeable to the abandonment request. Staff feels due to the proximity of this property to August 27, 2015 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-5661-B 5 Kavanaugh Boulevard and being adjacent to the commercial activities on Kavanaugh Boulevard, the area should be retained as public right of way. The applicant is also requesting to allow a revision to the previously approved PD-R to allow the construction of a new single-family home on this existing lot. There is currently a home located on the lot. The applicant is proposing to raze the existing home and construct a new home on the lot. The home is proposed as a two-story structure containing 2,400 square feet with an attached two (2) car garage. The structure is approximately 65-feet wide and 32-feet deep and is proposed with a covered patio in the back of the home. Without the right of way abandonment, the site plan proposes to construct the new home at two (2) feet from the front, east property line or seventeen (17) feet from the new right of way line if the abandonment of Van Buren Street is approve. The site plan indicates the placement of the home five (5) feet from both the north and south property lines in order to accommodate the home and the attached garage. The site plan indicates a four (4) foot rear yard setback adjacent to the covered patio. The site plan indicates the placement of an eight (8) foot privacy fence along the interior property lines surrounding the home. There is currently a six (6) foot privacy fence in place. The applicant has indicated the additional two (2) feet of fence height will provide additional privacy to the proposed outdoor living space within the rear yard area. Staff is not supportive of the right of way abandonment request for this development therefore cannot support the request for the revision to the existing PD-R. Staff has concerns with allowing the home to develop within two (2) feet of the right of way should the redevelopment of the home occur without the right of way abandonment. With this limited setbacks cars exiting the garage would back into the right of way and have no maneuvering room on the lot. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JUNE 4, 2015) The applicant was not present. There were no registered objectors present. Staff presented the item stating they and the applicant were requesting a deferral of the item to the July 16, 2015, public hearing to allow the applicant additional time to pursue a right of way abandonment for a portion of North Van Buren Street. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. August 27, 2015 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-5661-B 6 PLANNING COMMISSION ACTION: (JULY 16, 2015) Mr. Mike and Ms. Marsha Ballard were present representing the request. Staff stated there were two items for consideration concerning the request. Staff stated the applicant was requesting a right of way abandonment for a portion of North Van Buren Street as well as a revision to the PD-R zoning to allow construction of a new home. Staff stated they were not supportive of the right of way abandonment therefore were not supportive of the requested revision to the PD-R. Mr. and Ms. Ballard stated they were residents of the Heights for 20 plus years. They stated the proposal was to construct a new home. They stated the home would be constructed for resale but they were proposing to build the home as if it were their own home. Mr. Ballard stated the right of way abandonment was necessary to allow the front of the home to be constructed with a proper setback from the street. Mr. Ballard provided the Commission with a number of homes in the area which had garages and similar setbacks as proposed. Mr. Ballard stated the existing home was too small and not structurally sound to allow the home to be renovated. He stated there would not be any additional encroachment into the neighboring property. Ms. Ballard stated the new construction would allow parking in the garage and in the driveway. She stated there would be no change in the traffic pattern in the area and the new home would not create any additional traffic in the area. Ms. Hannah Vogler addressed the Commission. She stated her parents had a home to the north of the site which was currently a rental property. She stated she was excited about the new construction. She stated her concern was the height of the new home and making sure the new home did not block the light from the back yard of their home. She stated the existing home had parking in the drive so the new home would be net zero on street parking. She stated she was not opposed to the new construction but did not want the new home to encroach into the existing homes light and air. Mr. Jim Pfeifer addressed the Commission in opposition of the request. He stated his concern was the overall integrity of the Heights neighborhood. He stated he was not saying this home was a treasure but the overall tendency of the Heights was to raze homes to allow construction of new and much larger homes. He stated the neighborhood was in jeopardy. He stated there were five (5) vacant lots this week from homes being removed. He stated the neighborhood was being destroyed by the area being chipped away. Ms. Ballard stated the new construction was a one and one-half story structure. She stated there was little change in the current setbacks and the proposed new home. Mr. Ballard stated the new construction would be of materials similar to the existing homes in the neighborhood. Mr. Ballard stated the maximum height would be 35-feet. He stated the roof pitch would allow for more light to the adjacent property. August 27, 2015 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-5661-B 7 There was a general discussion by the Commission concerning the proposed request. Commissioner Bubbus question the setbacks for the lot and the new construction. He questioned the setback of the home located to the north. Staff stated the home to the north was a side yard setback and not the front as proposed by the applicant. He stated there was very little difference between the existing homes side setback and the setback proposed for this home. The Commission questioned the location of the home in relation to the patio at Cheers. Mr. Ballard stated the new home would be located further away from the street than the patio at Cheers. Staff stated the patio at Cheer was constructed in the right of way with a franchise agreement. The Commission questioned the right of way and the need for the additional right of way in the area. The Commission questioned if zoning could be approved without the right of way abandonment. Staff stated if the Commission felt the setback as proposed without the abandonment was appropriate then the zoning could be approved without the right of way abandonment. A motion was made to approve the request for the right of way abandonment as proposed by the applicant. The motion failed by a vote of 1 aye, 10 noes and 0 absent. A motion was made to approve the requested revision to the PD-R as proposed by the applicant. The motion failed by a vote of 2 ayes, 9 noes and 0 absent. STAFF UPDATE: At the August 11, 2015, Little Rock Board of Directors agenda meeting it was decided to return this application request back to the Planning Commission for review and consideration. Section 36-454(c) states the Board shall not consider an application that has been modified by the applicant to a design other than that reviewed by the Commission. The applicant has modified the site plan based on comments raised by a concerned neighbor and staff. Due to the modifications of the site plan reviewed by the Commission the Board could not consider the request and is requesting the Commission review the site plan and the proposed revisions and provide a recommendation based on the new site plan. The item was before the Planning Commission at their July 16, 2015, public hearing. There were two (2) items associated with the request. The first was a request to abandon 15-feet of the public right of way for Kavanaugh Boulevard and the second a request to revise a previously approved PD-R to allow the redevelopment of this substandard lot with a single-family home. The Commission denied both requests. The applicant appealed the denial of both applications to the Board of Directors. August 27, 2015 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-5661-B 8 The plan as originally submitted allowed a two (2) foot front yard setback along North Van Buren Street. The current request is to allow the front porch with a four (4) foot front yard setback and the remainder of the front wall with a five (5) foot front yard setback. This proposal allows the front of this new home to align with the side yard setback of the home located to the north which fronts onto Stonewall. The request includes the allowance of a five (5) foot side yard setback on the northern and southern perimeters and a five (5) foot rear yard setback (western perimeter). The five (5) foot rear yard setback is to allow a covered outdoor patio and courtyard area. The covered patio is approximately nine (9) feet deep by eighteen (18) feet wide. The western wall of the home is located seven (7) feet from the rear property line along the northern portion of the covered patio area. The area south of the covered patio is thirteen (13) feet from the rear property line. The new construction is proposed with a brick exterior and an architectural asphalt shingled roof. The original approval of the PD-R allowed the creation of this lot which is 71-feet wide and 50-feet deep. Staff did not support the request before the Commission at their July 16, 2015, public hearing which included the abandonment of fifteen (15) feet of right of way for North Van Buren Street and the allowance of a two (2) foot front yard setback. The remainder of the setbacks have not changed. The request which is being returned to the Commission for consideration is to revise the PD-R site plan to allow a front yard setback of four (4) feet for the covered porch which is ten (10) feet wide and the remainder of the home set at five (5) feet. Staff has revisited the request and their recommendation for the reduced front yard setback. As currently presented the request allows the primary face of the home with a five (5) foot front yard setback which will be located in-line with the side yard setback of the home located to the north. The home across North Van Buren Street appears to be constructed with a five (5) foot side yard setback with a garage located off North Van Buren Street which backs into the right of way as proposed by this request. Due to the width of the right of way for North Van Buren Street staff feels the applicant’s request for the reduced front yard setback is acceptable and staff recommends approval of the request to allow a revision to the PD-R zoning subject to compliance with the comments and conditions as outlined in the agenda staff report. PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the request was back before the Commission due to the applicant modifying the site plan prior to the Board of Directors hearing the request. Staff stated the applicant had modified the site plan to allow for a larger front yard setback for the proposed new home. Staff stated based on the revised plan they were supportive of the applicant’s request to amend the PD-R to allow the construction of the August 27, 2015 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-5661-B 9 new home as proposed. Staff presented a recommendation of approval of the request subject to the applicable comments and conditions outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. August 27, 2015 ITEM NO.: H FILE NO.: Z-8262-B NAME: Rowan Village Reestablishment and Revised PCD LOCATION: Located in the 2700 Block of South Shackleford Road DEVELOPER: Rowan Development Attn. Jacob Chi 12206 West Markham Suite 200 Little Rock, AR 72211 ENGINEER: Crafton, Tull, Sparks 10825 Financial Center Parkway Little Rock, AR 72211 AREA: 22 + acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: Single-family, Multi-family, Office and Commercial PROPOSED ZONING: Revised PCD PROPOSED USE: Multi-family, Office and Commercial VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Ordinance to allow grading of portions of the site with the construction of the first phase. On April 13, 2015, the applicant requested deferral of this item to the June 4, 2015 public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (APRIL 23, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated April 13, 2015, requesting deferral of this item to the June 4, 2015, public hearing. Staff stated they were supportive of the deferral request. August 27, 2015 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: Z-8262-B 2 There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. STAFF UPDATE: There has been no contact by the applicant since the previous deferral. Staff recommends deferral of this item to the July 16, 2015, public hearing. PLANNING COMMISSION ACTION: (JUNE 4, 2015) The applicant submitted a request for deferral of this item to the August 27, 2015, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. STAFF UPDATE: The applicant submitted a request dated August 5, 2015, requesting withdrawal of this item, without prejudice. Staff is supportive of the withdrawal request. PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated August 5, 2015, requesting withdrawal of the item, without prejudice. Staff stated they were supportive of the withdrawal request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. August 27, 2015 ITEM NO.: 1 FILE NO.: S-867-CCCCCCCC NAME: Chenal Valley Tract 4A, 4B and 8 Revised Preliminary Plat LOCATION: Located on the Northwest corner of Rahling Road and Chenal Parkway DEVELOPER: Deltic Timber Corporation 7 Chenal Club Drive Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 16.4 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District, PD-R, Planned Development Residential and R-2, Single-family PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.13 VARIANCE/WAIVERS: 1. A variance from the Subdivision Ordinance and the Master Street Plan to allow reduced right of way width for a proposed new public street. 2. A variance from the Master Street Plan to allow a reduced centerline radius for the proposed new street. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The project is located on the north side of Rahling Road, just west of Chenal Parkway. The project includes a median cut on Chenal Parkway to provide ingress and egress to Founders Drive. Founders Drive will be extended westward to the common lot line between Lots 4B and 4C. The street is proposed as a public right of way and is proposed to be dedicated to the City of Little Rock. The street will be for the use by and open to the public. The existing August 27, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-CCCCCCCC 2 drive between Tracts 4A and 4B will be used only for the benefit of these two (2) tracts, to provide ingress and egress to the two (2) tracts and access between the two (2) tracts. This drive may be relocated or removed based on future development plans of the two (2) lots. There are two (2) variances proposed for the subdivision. The right of way width is proposed with a reduced width of 36-feet, with a 10-foot wide maintenance/utility/sidewalk easement on each side. The plat also includes a reduced centerline radius. The area north of the proposed new street is labeled as Tract 4B-1 and is proposed as open space. B. EXISTING CONDITIONS: Currently the site contains the Bank of the Ozark’s Headquarters offices and the Chenal Woods HPR, an owner occupied condominium development. Across Rahling Road to the south is the Promenade at Chenal shopping center. To the north are single-family homes located on Bretagne Circle. Across Chenal Parkway to the east is vacant C-3, General Commercial District zoned property. On the southeast corner of Rahling Road and Chenal Parkway is a vacant property zoned PCD approved for a pharmacy. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from an area property owner. All abutting property owners were notified of the public hearing. There is not an active City of Little Rock recognized neighborhood association located in this immediate area. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed public street does not meet the Master Street Plan design standards for a commercial street. The street should be within a 60 foot right-of-way and sidewalks on both sides. 2. Due to the limited properties served, the proposed street should be private and not public. If the street is proposed to be public, a turnaround or cul-de- sac must be provided where the street changes from public to private. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Stormwater detention ordinance applies to this property. August 27, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-CCCCCCCC 3 5. Street improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 6. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 501.379.1813, Greg Simmons gsimmons@littlerock.org for more information. 7. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 8. The driveway accessing Chenal Parkway should continue to function as a right in/right out only and not provide a median cut for left turns movements. 9. Intersection of Chenal and Rahling carries significant amount of traffic and currently warrants dual left-turn lanes for the eastbound movement. Proposed full-access median opening will introduce additional conflict points in traffic flow thereby increasing the potential for crashes. 10. Proposed driveway on the eastside of Chenal Parkway will introduce an unsignalized intersection and may cause illegal turn movements from one drive to the other. 11. Wide medians with inadequate sight distance also make it very difficult to see oncoming traffic. The proposed triangular island in the median requires drivers to turn their heads more than 90 degrees to see gaps in traffic before merging. 12. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. The driveway at the proposed median cut does not have adequate sight distance to the right due to the raised median. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: ewer available to this project. Sewer easement(s) must be retained for Lot 4A-B. Contact Little Rock Wastewater for additional information. Entergy: Entergy does not object to this proposal. A three phase underground power line exists to the south of this property. Contact Entergy in advance regarding future service requirements to the development, line extension, and future facilities locations as this project proceeds. August 27, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-CCCCCCCC 4 CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Contact Central Arkansas Water regarding the size and location of water meter. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. August 27, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-CCCCCCCC 5 8. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 9. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 10. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. August 27, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-CCCCCCCC 6 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. August 27, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-CCCCCCCC 7 7.Locking device specifications shall be submitted for approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal’s Office (Captain Tony Rhodes 501.918.3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2015) Mr. Tim Daters of White-Daters and Associates was present representing the request. Staff presented an overview of the item stating the applicant was seeking a revised preliminary plat for Tract 4. Staff requested Mr. Daters provide the zoning classification of the proposed plat area and of abutting properties. Staff also requested the applicant provide the proposed phasing plan. Public Works comments were addressed. Staff stated the proposed public street did not meet the typical development standards for a commercial street per the Master Street Plan. Staff also stated any future development of the site would August 27, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-CCCCCCCC 8 require adherence to the City Stormwater Detention Ordinance. Staff stated streetlights were required by Section 31-403. Staff stated damage to public and private property due to hauling operations or operation of construction related equipment from construction sites were required to repair any damaged prior to the issuance of a certificate of occupancy. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing a number of the technical issues associated with the request raised at the August 5, 2015, Subdivision Committee meeting. The revised plat indicates the zoning classification of the plat and the abutting properties. The applicant has indicated the lots will be final platted in a single phase. The project is located on the north side of Rahling Road, just west of Chenal Parkway. The project includes a median cut on Chenal Parkway to provide ingress and egress to Founders Drive, a proposed new public street to be dedicated to the City. Founders Drive is the existing driveway located between the Bank of the Ozarks and Chenal Woods Condos and is proposed to be extended westward to the common lot line between Lots 4B and 4C. The plat includes a variance from the master street plan to allow a reduced right of way width. The right of way width proposed for the new street is 36-feet. The plat indicates a 10-foot wide maintenance/utility/sidewalk easement on each side. The plat also includes a reduced centerline radius. The area north of the proposed new street is labeled as Tract 4B-1 and is proposed as open space. The existing driveway between Tracts 4A and 4B will be used only for the benefit of these two (2) tracts, to provide ingress and egress to the two (2) tracts and access between the two (2) tracts. This existing driveway may be relocated or removed based on future development plans of the two (2) lots. The proposed public street does not meet the Master Street Plan design standards for a commercial street. To comply with the minimum standards of the Master Street Plan the street should be located within a 60 foot right-of-way. Staff is not supportive of the variance from the Master Street Plan to allow a 36-foot right-of-way with a 10-foot sidewalk/utility easements on each side as proposed. August 27, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-CCCCCCCC 9 Typically private streets to be dedicated as public right-of-way to the City of Little Rock per Section 31.208 of City code includes the following: - The street proposed to be dedicated must be located within a right-of-way of not less than 40 feet; - Prior to dedication, street cores must be provided on the private street in several locations determined by staff to show the pavement thickness is equivalent to a minimum of 6-inches of compacted, crushed stone (SB-2), base course plus 2-inches of asphaltic concrete placed on an adequate subgrade; - Utility alignment and depth must meet all City policies or be judged satisfactory. The applicant must show all existing or proposed utilities on the dedication application; - The Planning Commission may designate drainage, utility, or public use easements as required to maintain the street. If the private street is not dedicated as public right-of-way to the City of Little Rock, an adequate turnaround must be provided at the end of the proposed public street for sanitation and emergency vehicles both in dimension and improvements. The use of private driveways and streets for turnaround movements is not adequate. Staff feels the driveway accessing Chenal Parkway should continue to function as a right in/right out only and not provide a median cut for left turns movements onto Chenal Parkway due to the location of the intersection of Chenal Parkway and Rahling Road. This intersection carries a significant amount of traffic and currently warrants dual left-turn lanes for the eastbound movement. The proposed full-access median opening will introduce additional conflicting points in the traffic flow thereby increasing the potential for crashes. The proposed driveway on the eastside of Chenal Parkway will introduce an unsignalized intersection and may cause illegal turn movements from one (1) drive to the other. Staff feels the existing wide medians with inadequate sight distance will make it very difficult to see oncoming traffic and the proposed triangular island in the median requires drivers to turn their heads more than 90 degrees to see gaps in traffic before merging. Staff feels the existing private commercial street at the proposed median cut does not have adequate sight distance to the right due to the raised median. The applicant has not provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. August 27, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-CCCCCCCC 10 Staff is not supportive of the applicant’s request. Staff has concerns with the right of way proposed for the new street and the potential impact of providing a median cut from the development to Chenal Parkway. I. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the request was to allow preliminary plat approval for a proposed subdivision. Staff stated the plat included variances from the Master Street Plan. Staff also stated the request included the placement of a median cut on Chenal Parkway. Staff stated they were supportive of the preliminary plat but not of the proposed variances nor the proposed median cut. Public Works staff stated the request included a number of variances. Staff stated they did not object to the development but felt the proposed plat should meet the minimum standards which included the placement of a 60-foot right of way for the proposed public streets. Staff stated the concern with the horizontal radius was a safety concern. Staff stated minimum standards for a private street to be accepted by the City was a 40-foot right of way. Staff stated this was based on a residential street being dedicated to the City and did not envision commercial streets being dedicated with such a reduced right of way. Staff stated they did not feel it was an ordinance requirement to limit the number of curb cuts on Chenal Parkway but a policy of the City to limit the number of breaks. Staff stated their concern was the high volume and the speeds of cars traveling the Parkway. Staff stated there was currently a public project to add an additional left turn lane on Chenal Parkway to Rahling Road. Staff stated the volumes of traffic at this intersection was so great the additional lane was needed. Staff stated there was a large amount of undeveloped property in this area which would increase the number of vehicles traveling the area on a daily basis. Staff stated the posted speed limit of Chenal Parkway was 45 mph. Staff stated the actual speed of 85 percentile of the traffic was 58 miles per hours. Staff stated to allow the median cut would increase the number of unprotected left turns which would increase the risk of accidents. Staff stated at the speeds traveled on Chenal Parkway the crashes would not be fender benders but would most likely result in fatalities. Staff stated they did not feel there was a need for a curb cut. August 27, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-CCCCCCCC 11 Mr. Bill Spivey addressed the Commission on behalf of the applicant. He stated most of staff’s objections were engineering issues and not technical concerns. He stated a portion of the plat area was recently reviewed and approved by the Commission for rezoning. He stated his client, Delitc Timber Corporation had an opportunity to sell this property to the adjacent property owner, the Bank of the Ozarks. He stated the bank was proposing a major addition to their campus bringing 100’s of new jobs to the City. He stated the development of Chenal began in 1982 and if there was one part of town that had evolved over that time it was the Chenal area. Mr. Tim Daters of White-Daters and Associates addressed the Commission. He stated the proposed development included a three (3) lot plat with three (3) large lots. He stated the plat included variances from the minimum standards of the Master Street Plan. He stated the design of Chenal Parkway began in 2003 and at the beginning the street was classified as an expressway. He stated the Master Street Plan was later amended to reduce the street classification to a principal arterial. Mr. Daters stated the private drive was constructed to meet the minimum standards of the subdivision ordinance. He stated in 2005 this area was not developed. He stated now in 2015 the bank and the Chenal Woods condominiums had been constructed. He stated the proposed median cut would be constructed in the same fashion as the median cut located at Wal-mart. He stated the median cut would take a number of traffic movements out of the traffic signal at Rahling Road and increase traffic flows in this area. Mr. Ernie Peter addressed the Commission presenting a traffic analysis he had prepared. He stated the analysis had reviewed the AM and PM peak traffic flows on Chenal Parkway and Rahling Road. He stated the volume of Chenal Parkway was significant but not so much on Rahling Road. He stated an analysis was prepared in 2006 and the existing traffic volumes were much less than existed today. He stated the median cut would take movements out of the Rahling Road intersection which would increase the level of service of the intersection. He stated if there was an adjustment to timing of the traffic lights it would allow the traffic flows to operate more efficiently. He stated the sight distance could be achieved by some minor modifications to the median. He stated traffic analysis were based on the posted speeds of traffic on a street and not the actual speeds. He stated the safety could be achieved with the plan. He stated the median break would be fully directional and allow traffic safe movements into the flow of traffic. Mr. Bill Spivey addressed the Commission and stated there were no citizen before the Commission in opposition of the request. He stated the improvements would be built to meet the safety concerns of the City. He stated design would be fully engineered to meet the concerns of the City. August 27, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-CCCCCCCC 12 There was a general discussion by the Commission concerning the request and the proposed median break. A number of Commissioners weighed in on their concerns for safety if the median break were allowed. The Commission questioned staff for their unwillingness to support the reduced right of way when the City was implementing the Complete Streets concept and their current activity of reducing street widths, road diets, to slow traffic through areas. Staff stated they felt the street right of way dedication should meet some standard of the ordinance. Staff stated they had supported various proposal which had reduced right of way widths. Commissioner Berry stated he was unsure as to staff’s non-support of the private street since the future users of the street were the same users as the current users. The Commission noted the various median breaks along Chenal Parkway were safety concerns and a number of the beaks experienced accidents on numerous occasions. There was no further discussion of the item. The chair requested the plat and the proposed variances and the request for the median cut all be voted on as separate items. A motion was made to approve the preliminary plat not including the proposed variances. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. A motion was made to approve the variance from the Master Street plan to allow the construction of a commercial street with a 36 foot right of way and a 10 foot sidewalk/maintenance/utility easements on both sides of the right of way instead of a 60 foot right of way. The motion failed by a vote of 1 aye, 10 noes and 0 absent. A motion was made to approve the variance request from the Master Street Plan to allow construction of a commercial street with a horizontal radius of 111 feet instead of a street with a 275 foot or greater horizontal radius (normal crown). The motion failed by a vote of 1 aye, 10 noes and 0 absent. A motion was made to approve the variance request from Section 31.208(k)(1) of the City code and acceptance of a private street as dedicated right of way with a width of 36 feet instead of a dedicated right of way width of not less than 40 feet. The motion failed by a vote of 1 aye, 10 noes and 0 absent. A motion was made to allow the median cut in Chenal Parkway north of Rahling Road. The motion failed by a vote of 0 aye, 11 noes and 0 absent. August 27, 2015 ITEM NO.: 2 FILE NO.: S-1280-P NAME: LaMarche Garden Preliminary Plat LOCATION: Located East of the Valley Falls Estates Subdivision and South of the Gardens at Valley Falls Subdivision DEVELOPER: Bullwinkle, LLC 1501 North University Avenue Little Rock, AR 72207 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 16.1 acres NUMBER OF LOTS: 61 FT. NEW STREET: 2,500 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 – Chenal CENSUS TRACT: 42.12 VARIANCE/WAIVERS: 1. A variance from Section 36-245(d) (3) to allow a reduced rear yard setback. 2. A variance from Section 36-254(d) (2) to allow a reduced side yard setback. 3. A variance from Section 36-254(d) (1) to allow a reduced front yard setback. 4. A variance from the City’s Land Alteration Ordinance to allow grading of the lots with the development of the subdivision. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The proposed development contains 16.1-acres located on the west side of LaMarche Drive and south of Taylor Loop Road. The project is adjacent to the Gardens at Valley Falls Estates on the north and Valley Falls Estates on the west and Chenal Valley to the south. The developer is proposing 61-lots that average 60-feet wide and 117-feet deep. A variance for 20-foot front and rear yard August 27, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1280-P 2 setbacks along with 5-foot side yard setbacks is being requested. The setbacks proposed are similar to those in the Gardens at Valley Falls and allow construction of slightly larger homes to blend with the surrounding developments. An emergency access is proposed to the west and will connect to Valley Creek View within the Valley Falls Estates subdivision. This connection will provide secondary access to the Valley Falls Estates subdivision to LaMarche Drive as well as provide this proposed subdivision secondary access via Valley Falls Estates. The access was indicated on the original plat for Valley Falls Estates nearly 15-years ago. The access will be gated with a “knox-box” for emergency personnel only. The request includes a variance from the City’s Land Alteration Ordinance to allow advanced grading. This will allow the entire subdivision to be graded at one time with all the infrastructure being completed as a single phase. The developer is also proposing 15-foot tall slopes with 10-foot benches as opposed to the typical 10-foot tall slopes. The total slope height will not exceed 30-feet. This will allow additional areas to capture run-off on the south side of the project where it will be piped to the proposed stormwater detention facility at the northeastern corner of the development. B. EXISTING CONDITIONS: The site is a wooded site siting on the western side of the proposed LaMarche Drive extension. A contact has been awarded for the construction of LaMarche Drive and the roadway should be completed in early 2016. To the east of the site are single-family homes located on 5 plus acre lots. West of the site are homes constructed in the Valley Falls Estates Subdivision which has developed with larger lots, for the most part one (1) acre and above, and to the north is a single-family subdivision which has developed with attached and detached single-family homes. The detached homes are located on lots which average 7,500 square feet. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All abutting property owners were notified of the public hearing. There is not an active City of Little Rock recognized neighborhood association located in this immediate area. August 27, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1280-P 3 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. To comply with the Master Street Plan, LaMarche Garden Drive should be constructed to a residential street standard with 50 foot right-of-way and sidewalk on one (1) side from LaMarche Drive to the west intersection of LaMarche Garden Loop. 2. Are the streets proposed to be public or private? 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is the subdivision proposed to be phased? If phasing is desired, is a variance requested to advance grade future phases of construction with construction of Phase 1? 5. Stormwater detention ordinance applies to this property. 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 501.379.1813, Greg Simmons gsimmons@littlerock.org for more information. 8. An emergency access easement should be provided to the public right-of- way. Using turn movement templates show the proposed emergency access easement can be maneuvered by a firetruck (B-40). 9. The street name LaMarche Garden Drive should be changed to "court" or "cove" do to possible confusion with LaMarche Drive. 10. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if new sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. August 27, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1280-P 4 Entergy: Entergy does not object to this proposal. Underground facilities are in the vicinity to the north and to the west of this development. Contact Entergy in advance regarding future service requirements to the development, line extensions, and future facilities locations as this project proceeds. CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water regarding the size and location of water meter. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. August 27, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1280-P 5 8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 9. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. One- or Two-Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire August 27, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1280-P 6 Marshal’s Office (Captain Tony Rhodes 501.918.3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2015) Mr. Joe White of White-Daters and Associates was present. Staff presented the item stating there were few outstanding technical issues associated with the request in need of addressing. Staff stated the proposed preliminary plat did include variances from the typical building setback standards established in the R-2, Single-family Zoning District. Staff stated the variances were similar to variance requests with other single-family developments in the area. Staff stated the request included a secondary access to Valley Falls Estates. Staff stated the secondary access was a condition of approval of the Valley Falls Estates subdivision. Public Works comments were addressed. Staff stated LaMarche Garden Drive should be constructed to a residential street standard with a 50-foot right of way and sidewalk on one (1) side from LaMache Drive to the west intersection of LaMarche Garden Loop. Staff stated streetlights were required with the final platting of the lots. Staff stated the City’s Stormwater Detention Ordinance would apply to the development of the subdivision. Staff questioned if the lots would be developed in a single phase and if the applicant was requesting to advance grade the site with the installation of the basic infrastructure. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. August 27, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1280-P 7 H. ANALYSIS: The applicant submitted a revised preliminary plat drawing to staff addressing most of the technical issues associated with the request raised at the August 5, 2015, subdivision committee meeting. The revised plan indicates the corner lots with a tract to be owned by the property owners association. The plat indicates the streets with a 45-foot right of way and 27-feet of pavement. The plat indicates the lots will be developed in a single phase but the applicant is requesting to grade the future lots with the installation of the streets, water and sewer. Staff recommends LaMarche Garden Drive to be constructed to a residential standard from LaMarche Drive to the east LaMarche Garden Loop intersection and then construct LaMarche Garden Drive to a minor residential standard west of the LaMarche Garden Loop intersection. A standard residential street is to contain a 50-foot right of way, with 26-feet of pavement, back of curb to back of curb and sidewalk on one (1) side. A minor residential street standard allows for construction of 24-feet of pavement within a 45-foot right of way. No sidewalk is required for a minor residential street. The applicant has agreed to revise the preliminary plat to reflect the street standard as recommended by staff. The proposed development contains 16.1-acres and is proposed for development with 61 single-family lots. The lots are proposed with an average width of 60-feet and an average depth of 117-feet for an average lot area of 7,020 square feet. The development is proposed 3.8-units per acre. The proposed plan includes a variance to allow 20-foot front and rear yard setbacks along with 5-foot side yard setbacks. The zoning ordinance (Section 36-245) establishes setbacks for R-2, Single-family zoned lots. The zoning ordinance typically requires the placement of a 25-foot front and rear yard setback. Side yard setbacks are typically ten (10) percent of the lot width, not to exceed eight (8) feet. Staff is supportive of the setbacks as proposed. The setbacks are similar to the setbacks approved for the Gardens at Valley Falls located north of this site. The request includes a variance from the City’s Land Alteration Ordinance to allow advanced grading. This will allow the entire subdivision to be graded at one time with all the infrastructure being completed as a single phase. The applicant is proposing two (2) 15-foot tall slopes (1:1 slopes) and a 10-foot wide flat terrace. The ordinance allows 15-foot vertical cuts that are faced with architectural stone the maximum wall height allowed is 30-feet. The applicant has stated the total wall height will not exceed 30-feet. The applicant has stated he will plant pine trees at the bottom edge and the flat terrace of the slope placed August 27, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1280-P 8 15-feet on center. No seeding or vegetation is proposed to be provided on the 1:1 slope face due to exposed shale. The slope is located on the south property line from LaMarche Drive to Valley Creek View. Existing slopes across the site show a 140-foot elevation difference from the north property line to the south property line. Four (4) defined flow paths enter the property from the south. The flow paths are directed toward the back of the lots adjacent to the south property line. Staff is concerned about drainage coming from the south going down the 30-foot vertical slope and into the back yards of the proposed new lots. The plat does not allow for access to this area for maintenance of the diversion ditches that will be located behind the property fences on the south property line. At the time of this writing staff has not been provided a sketch grading and drainage plan. It was initially thought the subdivision would conform to the existing grades. Due to the proposal for the 30-foot slopes staff feels the sketch grading and drainage plan must be provided for review. Staff is not supportive of the applicant’s request. The purpose of the Land Alteration Ordinance is to hide hillside scars. In addition based on the lack of information regarding the grading and drainage for the subdivision there are a number of questions and concerns which have not been addressed. In addition the applicant has not provided staff with the sight distance certification as requested within the subdivision committee comments dated August 5, 2016. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the request included a variance from the City’s Land Alteration Ordinance to allow advanced grading of the development. Staff stated the variance request included a cut along the south perimeter of the development. Staff stated the cut was being proposed with two (2) ten (10) foot cuts at a 1:1 slope and an additional cut was proposed less than ten (10) feet at a 1:1 slope. Staff stated a 3:1 slope was proposed at the top of the cut and two (2) ten (10) foot wide near flat terraces were proposed between cuts. Staff stated they were supportive of the variance for the 15-foot 1:1 slope terraces provided evergreen trees, pine and cedar were planted on the flat terraces at 15-feet on center between the trees. Staff stated the trees were to be three (3) to four (4) feet in height. Staff stated vegetation should be planted on the slope portion of the terraces and temporary irrigation maybe needed to sustain growth. August 27, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1280-P 9 Staff stated a detail sketch grading plan was provided to staff. Staff stated the sketch grading plan had not been confirmed nor was the approval of the preliminary plat confirming the approval of the sketch grading and drainage plan. Staff stated all drainage specifics and calculations would be reviewed at the time of request for a grading permit. Staff stated swales were to be provided over all pipes located along the rear and side lot lines and within the tract land. Staff stated the ten (10) foot wide easement located between Lots 8 and 9 was to be maintained as access to the tract lands. Staff stated the area was not to be fenced without approval from the POA. Staff stated this condition should be reflected in the bill of assurance for the subdivision. Staff stated all drainage that was not within the public right of way was to be placed within tract land to be maintained by the POA and not by the City of Little Rock. Staff stated the bill of assurance was to be drafted to identify and provide maintenance of the tract lands. Staff stated all cut-off or diversion ditches were to be located within the tract land or within the 20-foot grading/construction easement located on the southwest portion of the site. Staff stated based on the new information provided by the applicant staff was in support of the request. Staff presented a recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance requests from the subdivision ordinance to allow reduced front, rear and side yard setbacks. Staff presented a recommendation of approval of the variance request from the City’s land alteration ordinance to allow the grading as proposed. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. August 27, 2015 ITEM NO.: 3 FILE NO.: S-1385-C NAME: Little Northfork Lots 13 and 14 Replat LOCATION: Located at 14 and 16 Penny Lane DEVELOPER: Jett Real Properties, LLC 415 North McKinley Street Little Rock, AR 72205 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.50 acres NUMBER OF LOTS: 2 and 1 tract FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 41.04 VARIANCE/WAIVERS: 1. A variance from Section 31-231 to allow the creation of Tract 13AR without public street frontage. 2. A variance from Section 31-232 to allow the creation of lots with a reduced lot depth. 3. A variance from Section 36-245(d) (3) to allow a reduced rear yard setback. 4. A variance from Section 36-254(d) (2) to allow a reduced side yard setback. 5. A variance from Section 36-254(d) (1) to allow a reduced front yard setback. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: A final plat was recorded for this subdivision in June 2006. The plat included 35 lots for development of detached single-family homes. The plat included the entry street and two (2) cul de sac streets. It appears all the lots except three (3) have developed with single-family homes. August 27, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1385-C 2 The property owner is proposing to replat these two (2) lots in order to eliminate the gas easement from the rear of these two (2) properties. The replat will create Tract 13AR that will contain the existing gas main. The owner is requesting a variance to allow a reduced lot depth for the two (2) lots. The replat will create the two (2) lots with a depth less than 100-feet. Tract AR will be created as a tract without public street frontage. The request also includes a variance from Section 36-245(d) (3) to allow a reduced rear yard setback. The ordinance would typically require the placement of a 25-foot rear yard setback. The applicant is requesting to be allowed a 15-foot rear yard setback. The applicant is also requesting a variance from Section 36-254(d) (2) to allow a reduced side yard setback. The ordinance would typically require a minimum side yard setback of ten (10) percent of the average lot width, not to exceed eight (8) feet. The applicant is requesting to be allowed to place a five (5) foot side yard setback. The applicant is also seeking a variance from Section 36-254(d) (1) to allow a reduced front yard setback. The ordinance would typically require the placement of a 25-foot front yard setback. The applicant is requesting to be allowed a 20-foot front yard setback. B. EXISTING CONDITIONS: The subdivision has primarily built-out with the exception of these two (2) lots and one (1) lot to the south. The area to the south of this subdivision is located in Saline County and has developed with single-family homes. The area to the north is undeveloped R-2, Single-family zoned property. There is a large gas line easement running along the northern boundary of the two (2) lots proposed for replatting. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All abutting property owners along with the Alexander Road Neighborhood Association, the Little Northfork Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. August 27, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1385-C 3 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy does not object to this proposal to remove the transmission line easement from the platted lots. Service to both lots will be via an underground line from the front of the property. Contact Entergy in advance regarding future service requirements as these lots develop. CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No comment. Fire Department: No Comments Parks and Recreation: No comment received. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2015) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the development stating there were no outstanding technical issues associated with the request. Staff stated any broken curb, gutter or sidewalk was to be repaired prior to occupancy. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. August 27, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1385-C 4 H. ANALYSIS: The applicant submitted a revised plat to staff noting the variance request on the proposed plat. The applicant is seeking to replat two (2) platted lots within the Little Northfork Subdivision. The lots were final platted in June 2006. The recorded final plat included 35-lots for development with detached single-family homes. The plat included the entry street and two (2) cul de sac streets. The replat request allows the lots to eliminate a gas line easement from the rear of these two (2) lots. The gas line will be contained within Tract AR and will be dedicated to the gas company at the time of the recording of the replat. To allow the creation of the tract there are variances for lot depths being requested. The two (2) lots will have a depth less than 100-feet as typically required per the subdivision ordinance. In addition Tract AR is being created as a tract without public street frontage. The request also includes a variance from Section 36-245 to allow a reduced front and rear yard setback. The ordinance would typically require the placement of a 25-foot front and rear yard setback. The applicant is requesting to be allowed a 20-foot front yard setback and a 15-foot rear yard setback. The request also includes a variance to allow reduced side yard setbacks. The ordinance would typically require a minimum side yard setback of ten (10) percent of the average lot width, not to exceed eight (8) feet. The applicant is requesting to be allowed to place a five (5) foot side yard setback on each side of the lots. Staff is supportive of the applicant’s request and the requested variances. It appears all the lots have developed with homes with the exception of these two (2) lots and one (1) additional lot located just south of this site. Staff does not feel the allowance of the replat as proposed and the associated variances will adversely impact this development or the surrounding area. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the following variance requests: 1. A variance from Section 31-231 to allow the creation of Tract AR without public street frontage. August 27, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1385-C 5 2. A variance from Section 31-232 to allow the creation of lots with a reduced lot depth. 3. A variance from Section 36-245(d) (3) to allow a reduced rear yard setback. 4. A variance from Section 36-254(d) (2) to allow a reduced side yard setback. 5. A variance from Section 36-254(d) (1) to allow a reduced front yard setback. PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the following variance requests: 1. A variance from Section 31-231 to allow the creation of Tract AR without public street frontage. 2. A variance from Section 31-232 to allow the creation of lots with a reduced lot depth. 3. A variance from Section 36-245(d) (3) to allow a reduced rear yard setback. 4. A variance from Section 36-254(d) (2) to allow a reduced side yard setback. 5. A variance from Section 36-254(d) (1) to allow a reduced front yard setback. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. August 27, 2015 ITEM NO.: 4 FILE NO.: S-1755 NAME: 65th Street Self Storage Subdivision Site Plan Review LOCATION: Located in the 4400 Block of 65th Street DEVELOPER: 65th Street Land Company, LLC P.O. Box23670 Little Rock, AR 72211 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 23.4 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: I-2, Light Industrial PLANNING DISTRICT: 13 – 65th Street East CENSUS TRACT: 20.02 VARIANCE/WAIVERS: 1. A variance from Sections 30-43 and 31-210 to allow the driveway to be located nearer the property line than typically allowed. 2. A variance from the City’s Land Alteration Ordinance to allow grading of the entire site with the construction of the first phase of buildings. 3. A variance from Section 36-508 to allow the contractor’s storage yard area to be constructed of a graveled surface. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The proposed development contains 23.4-acres located at the southeast corner of 65th Street and Patterson Road. The property is zoned I-2, Light Industrial. The developer is proposing a self-storage facility on the south 19.4-acres of the property. The facility will be a combination of enclosed storage for individual renters as well as a fenced outdoor storage area for contractors or similar users August 27, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1755 2 needing outdoor storage. Several of the outdoor storage areas will have individual enclosures for security and possibly covers to protect the storage area. The site plan indicates the construction of eleven (11) buildings containing 172,500 square feet of self-storage. The buildings are proposed with a 15-foot side yard setback and a 25-foot rear yard setback. The area proposed for future development includes a 50-foot front setback as typically required per the I-2, Light Industrial zoning district. The four (4) acres adjacent to 65th Street will be set aside for future development utilizing I-2, Light Industrial District uses as allowable uses. B. EXISTING CONDITIONS: The site is a relatively flat wooded site located south of 65th Street. The Arkansas Food Bank is located to the east and Job Corp and The Goodwill of Arkansas are located to the south. To the west is a single-family subdivision. Along 65th Street there are a number of commercial and industrial type uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All property owners located within 200 feet of the site along with the Upper Baseline Neighborhood Association, the Wakefield Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. All driveways shall be concrete aprons per City Ordinance. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. If the development is proposed to be phased, is a variance requested to grade future phases with construction of Phase 1? 4. All existing curb cuts not proposed to be used should be closed with new curb and gutter. August 27, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1755 3 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway spacing from the side property line on an arterial street is 150 feet. A variance must be requested for the proposed driveway location. 8. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 9. An additional curb cut will not be permitted for the proposed future development on the north adjacent to West 65th Street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if new sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. An overhead line exists on the west side of the property as indicated on the plat and should not interfere with the proposed use of the property. There is also a single phase line along the front of the property on 65th Street. Contact Entergy in advance regarding future service requirements to the development, line extension, and future facilities locations as this project proceeds. CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation August 27, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1755 4 of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water regarding the size and location of water meter. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 9. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. August 27, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1755 5 Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1. Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible August 27, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1755 6 entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal’s Office (Captain Tony Rhodes 501.918.3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: No comment. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The property to the west is zoned R-2, Single-family. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land August 27, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1755 7 use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the Landscape Ordinance of the City, Section 15-81. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 4. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas not open to public parking. These areas shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. 5. An irrigation system shall be required for developments of one (1) acre or larger. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2015) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the item stating there are additional items necessary to complete the review process. Staff questioned the area proposed for contractor’s storage. Staff stated it did not appear there was adequate maneuverability room for trucks and trailers. Staff also questioned the days and hours of operation for the proposed development. Public Works comments were addressed. Staff stated the City’s Stormwater Detention ordinance would apply to the future development of the site. Staff also questioned the driveway location and stated the requested location would require a variance from the subdivision and master street plan ordinances. Landscaping comments were addressed. Staff stated a land use buffer was required along the western perimeter of the site. Staff stated screening was also required along the western perimeter. Staff stated a minimum landscape strip of nine (9) feet was required adjacent to paved areas. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. August 27, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1755 8 H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the technical issues associated with the request raised at the August 5, 2015, Subdivision Committee meeting. The applicant the revised site plan has addressed staff’s concerns related to the maneuverability within the contractor’s storage area. The applicant has also indicated the days and hours of the proposed development. A note on the site plan states the hours proposed are from 6:00 am to 7:00 pm Monday through Friday. 7:00 am to 7:00 pm Saturday and from 1:00 pm to 7:00 pm Sunday. The City has established work hours for contractors. The hours proposed for this development allow for one (1) additional hour at the end of the day from the currently established contractors work hours within the City. The applicant has stated the additional hour at the end of the day will allow the contractor to leave a job site and store his equipment or materials and not violate the approved hours of operation for the development. The proposed development contains 23.4-acres and is currently zoned I-2, Light Industrial District. The development is proposed with a storage facility on the south 19.4-acres and future development of the four (4) acres located along West 65th Street with a future I-2, Light Industrial District user. The applicant is requesting Subdivision/Multiple Building Site Plan Review as per Section 31-13 of the Little Rock Code of Ordinances. The request is to allow multiple structures on a single parcel. The storage facility will be a combination of enclosed storage for individual renters as well as a fenced outdoor storage area for contractors or similar users in need of outdoor storage. The outdoor storage area will have individual fenced enclosures for security and possibly covers to protect the storage area. Eleven (11) buildings containing 172,500 square feet of self-storage is proposed. The buildings are proposed with a 15-foot side yard setback and a 25-foot rear yard setback. Signage will comply with signage allowed in industrial zones. A single development sign is proposed along West 65th Street. The sign is proposed with a maximum height of 30-feet and a maximum sign area of 72 square feet. The request includes a variance from Sections 30-43 and 31-210 to allow the driveway to be located nearer the property line than typically allowed. The ordinance states drives are to be located a minimum of 150-feet from the property line. The drive is located 50-feet from the property line. Staff is supportive of the driveway placement. The drive for the adjacent property is August 27, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1755 9 located near its eastern property line. Patterson Road intersects West 65th Street near this property’s western boundary. Staff feels the separation will limit potential conflicting traffic movements from this development and Patterson Road. The applicant is seeking a variance from the City’s Land Alteration Ordinance to allow grading of the entire site with the construction of the first phase of buildings. The applicant has indicated the grading is necessary to balance to site and limit the amount of fill needed for subsequent phases of this development. The request includes a variance from Section 36-508 to allow the contractor’s storage yard area to be constructed with a graveled surface. The zoning ordinance states all areas subject to wheeled traffic are to be constructed of a hard surface material. The applicant has stated due to the potential users of the site, heavy equipment and trailers, the movement of the vehicles will potentially damage the pavement and cause deterioration. Staff is supportive of the request. The City recently adopted an ordinance allowing for Low Impact Development and allowing construction of parking lots with a pervious material. Staff feels the applicant’s proposal meets the intent of the recently adopted ordinance. The Subdivision Ordinance states Subdivision Site Plan Review is a development review process that provides for case by case consideration of project particulars including the provision of parking and landscaping in accordance with the appropriate ordinances, siting of buildings, and the relationships with adjoining properties. The property is zoned I-2, Light Industrial District. The zoning district establishes setbacks as a 50-foot front yard and 15-foot side yards and 25-foot rear yards. The site plan indicates the placement of a 16-foot building setback along the eastern perimeter and a 135-foot building setback along the western perimeter. The rear setback is indicated with a minimum setback of 25-feet. The maximum height of buildings is 45-feet. The buildings are proposed with adequate setbacks to meet the minimum requirements of the zoning district. The maximum building height proposed is 35-feet. The rear of the self-storage buildings will be placed to provide security and screening. The contractor’s storage area will be screened with fabric mesh placed on a chain link fence. Ordinance No. 20,839 adopted by the Little Rock Board of Directors on February 11, 2014, modified Section 31-13(f) of the Little Rock Code to limit the term of approval of a site plan to a maximum of three years from the date of approval. If an approved multi-phase development, has not been completed within three (3) years of the date of approval the site plan must be reviewed and reapproved by the Commission in the same manner as the initial site plan review August 27, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1755 10 Staff is supportive of the applicant’s request. The request appears to comply with the development criteria of the underlying zoning. Although there are variances associated with the request staff does not feel these variances will adversely impact the development or the area. The site plan as presented preserves a 70-foot undisturbed buffer along the western perimeter which abuts the Wakefield Subdivision. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the following variance requests: 1. A variance from Sections 30-43 and 31-210 to allow the driveway to be located nearer the property line than typically allowed. 2. A variance from the City’s Land Alteration Ordinance to allow grading of the entire site with the construction of the first phase of buildings. 3. A variance from Section 36-508 to allow the contractor’s storage yard area to be constructed with a graveled surface. The design and treatment of this surface must be approved by public works staff prior to construction. PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the following variance requests: 1. A variance from Sections 30-43 and 31-210 to allow the driveway to be located nearer the property line than typically allowed. 2. A variance from the City’s Land Alteration Ordinance to allow grading of the entire site with the construction of the first phase of buildings. 3. A variance from Section 36-508 to allow the contractor’s storage yard area to be constructed with a graveled surface. The design and treatment of this surface must be approved by public works staff prior to construction. August 27, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1755 11 There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. August 27, 2015 ITEM NO.: 5 FILE NO.: S-1756 NAME: Lake Nixon Subdivision Site Plan Review LOCATION: Located at 18500 Cooper Orbit Road DEVELOPER: 2nd Baptist Church 222 East 8th Street Little Rock, AR 72202 ENGINEER: Minton Engineering 300 North Port Drive Cabot, AR 72023 AREA: 215.72 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: AF – Agriculture and Forestry PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.07 VARIANCE/WAIVERS: A variance from Section 36-338 to allow a reduced front yard setback. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The project consists of addition of an 18-foot by 60-foot portable building along Cooper Orbit Road. The structure will be accessed from inside the camp facility and will not require access from Cooper Orbit Road. The building will be used for general operations and storage for the Camp and will not require water or sewer service. The owner is requesting that the building setback be reduced from 50-feet to 10-feet for the new structure. By placing the building at the required setback, the owner is concerned the line of site from the main camp facility will be cut off from the western portion of the lake, making it difficult to monitor camp activities. Also by reducing the setback the new building will line up with the existing pavilion to the east. August 27, 2015 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1756 2 B. EXISTING CONDITIONS: Camp Lake Nixon contains a number of buildings used for educational activities, pavilions used in associated with camp activities and restrooms. There is also a large lake located on the property. There are a few single-family homes located in the area. The homes in this area are located on large lots or acreage. Cooper Orbit Road is a narrow two (2) lane road with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All property owners located within 200 feet of the site along with the Spring Valley Manor Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. No construction or building addition can occur within the public right-of-way. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. No comment. Entergy: Entergy does not object to this proposal. A single phase power line exists along Cooper Orbit Road to the north of the proposed building. Extreme caution should be used moving the portable building into the location so that neither electrical poles nor wires are contacted. Contact Entergy in advance regarding future service requirements to the structure and future facilities locations as this project proceeds. CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional August 27, 2015 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1756 3 review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water regarding the size and location of water meter. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 9. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: To comply with the Master Street Plan the new buildings must be placed outside the area to be dedicated as right of way for Cooper Orbit Road. August 27, 2015 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1756 4 CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2015) The applicant was present. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff stated the typical building setback for AF, Agriculture and Forestry zoned property was 50-feet. Staff stated the building was indicated within the usual building setback. Staff stated the original conversation with the Camp was to allow the buildings for additional classroom activities. Staff stated the cover letter indicted the building would be used for storage and maintenance. Staff questioned the use of the building. Staff stated no construction or building addition could be located in the right of way. Staff noted County Planning comments which stated the new building should be located outside the area to be dedicated as public right of way. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues in need of addressing via a revised site plan raised at the August 5, 2015, Subdivision Committee meeting. The applicant is requesting Subdivision/Multiple Building Site Plan Review as per Section 31-13 of the Little Rock Code of Ordinances. The request is to allow multiple structures on a single parcel. The church camp has a number of August 27, 2015 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1756 5 buildings including classroom spaces, restrooms, pavilions and maintenance buildings. The request is for approval to allow the addition of an 18-foot by 60-foot portable building along Cooper Orbit Road. The structure will be accessed from inside the camp facility and will not require access from Cooper Orbit Road. The building will be used for general operations and storage for the Camp and will not require water or sewer service. The applicant is requesting a variance to allow the front building setback to be reduced from 50-feet to 10-feet for the new structures. The applicant states the justification for placing the building with a reduced setback is the reduction in the line of site from the main camp facility to the western portion of the lake. Without an unobstructed line of sight it will be difficult to monitor camp activities around the lake. The placement of the new building lines up with the existing pavilion to the east. Staff is supportive of the request. The Subdivision Ordinance states Subdivision Site Plan Review is a development review process that provides for case by case consideration of project particulars including the provision of parking and landscaping in accordance with the appropriate ordinances, siting of buildings, and the relationships with adjoining properties. Although there is a variance associated with the request staff does not feel the variance will adversely impact the development or the area. The right of way for Cooper Orbit Road is in place. There is a four (4) foot chain link fence placed at the property line along Cooper Orbit Road. The new building will be placed within the fenced area and will align with existing buildings located on the site. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request from Section 36-338 to allow a reduced front yard setback for the placement of the new building. PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had failed to notify property owners as required by the Commission’s By-laws. Staff presented a recommendation of deferral of the item August 27, 2015 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1756 6 to the October 8, 2015, public hearing. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. August 27, 2015 ITEM NO.: 6 FILE NO.: Z-5936-M NAME: Del Frisco’s Grille at the Promenade Zoning Site Plan Review LOCATION: 17707 Chenal Parkway DEVELOPER: Del Frisco’s Grill c/o Arkansas Sign and Neon 8525 Distribution Drive Little Rock, AR 72210 SURVEYOR: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.0 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-2, Shopping Center District PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.13 VARIANCE/WAIVERS: None requested. BACKGROOUND: On October 7, 2004, the Little Rock Planning Commission reviewed a request for the Promenade at Chenal, a 531,981 square foot open-air, life-style center, which was proposed to be located in Chenal Valley. The shopping center was to be home to a variety of upscale national, regional and local retailers, restaurants and entertainment venues. The development was proposed to be anchored by a 155,000 square foot Dillard’s department store. The center would be designed in a Gothic style. The open-air design of the center replicated a nostalgic Main Street Shopping district. Vehicular access to the Main Street allowed convenient parking in front of the store or restaurant. Extensive sidewalks, landscaping and hardscape were to create a pedestrian-friendly environment ideal for shopping, entertainment and socializing. August 27, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5936-M 2 The French Gothic design style was to showcase buildings and steeply pitched slate roof treatments punctuated by vertical elements such as masonry piers, tall windows and decorative tower elements. Stone and brick square pillars would anchor the entrance features and the corners of the buildings. The materials used were to be warm and earthly such as brick stone, precise stone, simulated stucco and simulated slate roofs. With its refreshing openness and strong, vertical lines, the shopping center reflected the heavily timbered landscape of the Chenal Valley area. The proposal included the development of the site with four lots. The shopping center was to be contained on a single lot and three out parcels were proposed along Chenal Parkway and LaGrande Drive. On November 10, 2005, the Little Rock Planning Commission approved a revision to the previously approved preliminary plat for Tract 5 Chenal Valley. The request was to split the previously proposed large lot into two individual lots and five out parcels resulting in a total of seven lots. Lots 1 and 2 were proposed for the main shopping center development and Lots 3 – 7 were proposed as out parcels. The approval allowed reduced building setback along the common lot line of the proposed lots (Lots 1 and 2). A reduced setback for each of the proposed out parcels was also approved. A cross access parking and utility easement would be recorded as a part of the platting process according to the applicant. No changes were proposed to the applicant’s site plan. On June 22, 2006, the Little Rock Planning Commission approved a revision to the site plan to allow the construction of 289,483 square feet of retail space contained in ten (10) buildings. Seven (7) out parcels were proposed totaling 45,408 square feet. The total square footage of the development proposed was 334,889 square feet. A total of 1,961 parking stalls were indicated on the site plan. Access points were proposed from the abutting roadways with a single access point to Chenal Parkway (a traffic light was proposed at this location), LaGrande Drive and Rahling Road. This approved plan removed Dillard’s and the lot area previously proposed for the Dillard’s development. The applicant indicated the construction materials and design of the center would remain as was previously approved. The materials proposed were warm and earthly tones and materials such as brick stone, precise stone, simulated stucco and simulated slate roofs. With its refreshing openness and strong, vertical lines, the shopping center would reflect the heavily timbered landscape of the Chenal Valley area. On September 14, 2006, the Commission approved a revision to the approved site plan. The applicant proposed a preliminary plat as a part of the site plan review process to allow the creation of out parcels for the site. A total of twelve (12) lots were indicated ten (10) of which were proposed as out parcel lots for the development of stand-alone retail activities including restaurants, one (1) lot containing the shopping center and one (1) tract for future development. August 27, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5936-M 3 The approval included the proposed signage plan for the shopping center and outparcels. Ground signage was to comply with the Chenal Parkway Design Overlay District and wall signage was allowed as in commercial zones per the Zoning Ordinance for percentage coverage. The ground signs were to be monument type signs with a maximum height of eight (8) feet and a maximum sign area of one hundred (100) square feet. The approval allowed façade signage, over-door transom signage and blade signage. The total sign area and lettering height was to be based on the tenant space leased by the retailer but less than typically allowed per the zoning ordinance for wall signage in commercial zones. Signage would be placed on the front and rear of the buildings allowing for two (2) wall signs per tenant. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: Del Frisco’s Grille located in the Promenade at Chenal shopping center is currently limited to two (2) wall signs and one (1) monument sign according to the approved site plan for the shopping center. The restaurant has frontage on Chenal Parkway and is located on an entrance drive to the shopping center. The north elevation faces the entrance drive to the shopping center. The east elevation faces Chenal Parkway and the west elevation faces the interior of the Promenade at Chenal. Permits for two (2) wall signs have been issued, the west and north elevations. This request is to allow a third wall sign on the east elevation, facing Chenal Parkway. The sign is proposed 2.75-feet in height and 25-feet 8-inches in length for an overall sign area of just over 71-square feet. B. EXISTING CONDITIONS: The shopping center has developed as well as a number of the outparcels. This property is currently under construction for a new branch bank. There is a McDonalds located to the south and a new Home Goods Store within the shopping center development. Across St. Vincent Way is a vacant tract zoned PCD for multiple restaurant sites and retail center. To the west and on the south side of St. Vincent Way is a property zoned POD which is being developed by St. Vincent’s as a medical office complex with future plans for a hospital. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. All property owners located within 200-feet of the site were notified of the public hearing. There is not an active neighborhood association located near this project. August 27, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5936-M 4 D. SUBDIVISION COMMITTEE COMMENT: (August 5, 2015) The applicant was not present. Staff stated there were no outstanding technical issues associated with the request. Staff stated the only item being requested was the allowance of a third wall sign for the restaurant. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. E. ANALYSIS: There were no outstanding technical issues in need of addressing raised at the August 5, 2015, Subdivision Committee meeting. The request is to allow a third wall sign on Del Frisco’s Grille located at the Promenade at Chenal shopping center. The zoning site plan review approval allowed each business located within the shopping center to have two (2) wall signs. The outparcels were approved with one (1) monument style ground sign. The signs were allowed with a maximum height of eight (8) feet and a maximum sign area of 100-square feet. The restaurant has street frontages along Chenal Parkway and faces the interior drive for the shopping center from Chenal Parkway. Permits for two (2) wall signs have been issued, the west and north elevations. This request is to allow a third wall sign on the east elevation, facing Chenal Parkway. The sign is proposed 2.75-feet in height and 25-feet 8-inches in length for an overall sign area of just over 71-square feet. Staff is supportive of the request. Staff does not feel the placement of the third sign as proposed will have an adverse impact on the development or the area. F. STAFF RECOMMENDATION: Staff recommends approval of the request to allow Del Frisco’s Grille to place a third wall sign as proposed. PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request to allow Del Frisco’s Grille to place a third wall sign as proposed. Staff stated the wall sign would be located on the façade facing into the parking lot. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. August 27, 2015 ITEM NO.: 7 FILE NO.: Z-5234-C NAME: Butler Short-form PD-C LOCATION: Located at 2708 and 2718 South Arch Street DEVELOPER: Lawrence Butler 2718 South Arch Street Little Rock, AR 72202 ENGINEER: Harbor 8114 Cantrell Road Little Rock, AR 72227 AREA: 0.25 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-1, Neighborhood Commercial and R-4, Two-family ALLOWED USES: Neighborhood Commercial and One and two-family PROPOSED ZONING: PD-C PROPOSED USE: Outdoor storage of items pawned with the associated shop to the south VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting to use an existing vacant, R-4, Two-family zoned lot for storage of boats, vehicles, motorcycles and other large items which are pawned with his business, M & B Pawn Shop. The store front is located at 2718 South Arch Street. The lot proposed for storage is located at 2708 South Arch Street. The applicant states the storage items will be taken to the lot by employees of the business. Items will be retrieved from the lot also by employees of the business. There is no public access to the storage lot. The applicant has indicated the north lot is 50-feet by 140-feet. The lot will be paved August 27, 2015 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5234-C 2 with asphalt to 7.5-feet from the east property line, South Arch Street. The plan indicates a seven (7) foot landscape strip on the north and south property lines. An 18-foot ingress/egress drive is proposed on the east side of the development. The applicant has indicated there will be a 50-foot rolling chain link gate 6-feet high on the west property line. The alley will be used for egress from the site. B. EXISTING CONDITIONS: The northern lot is vacant. There are single-family homes located both the north and south of this lot. The Pawn Shop is located on property zoned C-1, Neighborhood Commercial. Around the intersection of 28th and Arch Streets is commercially zoned with C-1, Neighborhood Commercial and C-3, General Commercial District zoned property. There are a number of commercial uses located in this area. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All property owners located within 200 feet of the site along with the Meadowbrook Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. All driveways shall be concrete aprons and constructed to ADA standards per City Ordinance. 3. Public Works, Civil Engineering staff should be contacted for inspection of all improvements within the right-of-way. 4. With residential properties located on two (2) sides of the parking lot development, provide a Sketch Grading and Drainage Plan per Section 29-186. 5. If access is desired to the alley from the parking lot, the alley adjacent to the subject property should be overlaid with asphalt. 6. Curb and gutter should be installed along the south edge of the paved parking area to divert stormwater to the alley. August 27, 2015 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5234-C 3 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy does not object to this proposal. An overhead line exists on the east side of the property which should not interfere with the proposed use of the vacant lot. Contact Entergy in advance should there be any concerns about clearance to the line as vehicles are moved underneath it for storage. CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water regarding the size and location of water meter. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. August 27, 2015 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5234-C 4 Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 9. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Commercial (C) and Residential Low Density (RL) for this property. The commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. Residential Low Density allows for single family homes at densities not to exceed six (6) dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than six (6) units per acre. The applicant has applied for a August 27, 2015 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5234-C 5 rezoning to PCD (Planned Commercial District) from C-1 (Neighborhood Commercial District) and R-4 (Two-family District) to allow for the development of the site for an outdoor storage site related to a pawn business. Master Street Plan: Arch Street is shown as a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Arch Street since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lanes are shown along Arch Street. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) the full width requirement but in no case less than nine (9) feet. The property is located in the City’s designated mature area. A twenty-five (25%) percent reduction of the buffer requirements is acceptable. Trees and shrubs are required planted adjacent to street right-of-way. Plant material is to be provided at one (1) tree and three (3) shrubs for every 30 linear feet. Existing trees and vegetation can be used to satisfy landscape requirements. 3. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The properties to the north and south are zoned R-4, Two-family District. The minimum dimension of the buffer shall be six (6) feet nine (9) inches in areas designated as mature. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. The plantings, existing and purposed, shall be provided within the landscape ordinance of the City, Section 15-81. 4. An irrigation system shall be required for developments of one (1) acre or larger. For developments of less than one (1) acre a there shall be a water source within seventy-five (75) feet of the plants to be irrigated. 5. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance August 27, 2015 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5234-C 6 requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2015) The applicant was present. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff requested the applicant provide a detailed site plan including the landscaped areas and areas to be paved. Staff also questioned the days and hours of operation for the proposed storage lot. Public Works comments were addressed. Staff requested the applicant provide a sketch grading and drainage plan. Staff stated if access to the western alley was proposed the alley adjacent to the site should be overlaid with asphalt. Landscaping comments were addressed. Staff stated a minimum landscape strip of 6-feet 9-inches was required along South Arch Street and along the northern and southern perimeters of the site. Staff stated screening was also required along the northern and southern perimeters of the site. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the technical issues associated with the request. The applicant has provided staff with a sketch grading and drainage plan, a site plan indicating the areas to be landscaped and areas to be paved. The applicant has provided a letter from an adjacent property owner giving him permission to use his water for the source of water to water landscaped areas. The request is to rezone a vacant lot zoned R-4, Two-family for the storage of boats, vehicles, motorcycles and other large items which are pawned with his business, M & B Pawn Shop located at 2718 South Arch Street. The lot proposed for storage is located at 2708 South Arch Street. The lot is 50-feet by 140-feet. The lot will be paved with asphalt with the exception of a 7-foot land use buffer on the north and south property lines and 7.5-feet along South Arch Street. The plan does not include the placement of striping for vehicular parking. The site plan indicates the placement of a six (6) foot screening fence along the north and south perimeters. August 27, 2015 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5234-C 7 The applicant states the storage items will be taken to the lot by employees of the business. Items will be retrieved from the lot also by employees of the business. There is no public access to the storage lot. The applicant has stated there will be few items stored on the site since pawning of vehicles is rare. An 18-foot ingress/egress drive is proposed on the east side of the development. The applicant has indicated there will be a 50-foot rolling chain link gate 6-feet high on the west property line. Access to the site is from both South Arch Street and the alley located to the west. Staff is not supportive of the request. The area to the south where the business is located is zoned and identified on the City’s Future Land Use Plan as commercial and is functioning as a commercial node. There are single-family homes located to the north and south of this site and across and behind the proposed lot for storage. Staff has concerns with expanding the commercial activity and zoning to the north as proposed and the potential impact of the commercial uses on these two (2) homes and other homes in the area. Staff feels there is are areas currently vacant in this area which would more easily support the proposed use. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of approval. Staff stated the request was to rezone the property located at 2718 South Arch Street from C-1, Neighborhood Commercial to PD-C to add a pawn shop as an allowable use for the site. Staff stated the applicant had removed from the request to rezone the property located at 2708 South Arch Street to allow for the storage of boats, cars etc. Staff stated the building located at 2718 South Arch Street was constructed as a commercial building. Staff stated the site had historically been used as a commercial use. Staff stated this area was established as a commercial node with the original zoning of the City. Staff stated the applicant had indicated the hours of operation would be consistent with other commercial uses in the area. Staff stated they were supportive of the request. Staff stated their initial objection to the request was based on the applicant’s proposal to rezone the residential lot to the north at 2708 South Arch Street. Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. August 27, 2015 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5234-C 8 Mr. Lawrence Butler addressed the Commission on the merits of his request. He stated he was not aware of the opposition and requested the Commission allow the opposition to speak first and he would try to address their concerns. Ms. Deloris Mitchell addressed the Commission in opposition of the request. She stated she was president of the Meadowbrook Neighborhood Association. She stated she had lived in the neighborhood for 40+ years. She stated the neighborhood was concerned with the placement of a pawn shop in the area. She stated the neighborhood was trying to clean-up the area. She stated the neighborhood did not need this type business in the area. Ms. Delores Cothier addressed the Commission in opposition of the request. She stated there were a number of children in the area. She stated the placement of a pawn shop would bring a criminal element in to the neighborhood. She stated the children caught the school bus at this location and were dropped off at this location in the afternoon. She stated Mr. Lawrence had not talked with everyone in the neighborhood because he had not been in contact with her. Mr. Butler addressed the Commission stating he was a good corporate citizen. He stated he donated to the various organizations and supported the youth activities in the neighborhood. He stated he was the only person who went before the ABC board and requested the business across the street be denied a permit to sell beer. He stated he too had deep roots in the neighborhood. There was no discussion by the Commission. The chair entertained a motion for approval of the request as recommended by staff. The motion carried by a vote of 8 ayes, 3 noes and 0 absent. August 27, 2015 ITEM NO.: 8 FILE NO.: Z-6051-J NAME: Arkansas Systems Tract 4, Long-form PCD LOCATION: Located on the East side of Chenal Parkway and South of Systems Drive DEVELOPER: Arkansas Systems Land Company, LLC 425 West Capitol Avenue, Suite 300 Little Rock, AR 72201 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 5.11 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: C-3, General Commercial District and a specific listing of additional uses PROPOSED ZONING: PCD PROPOSED USE: C-3, General Commercial District and a specific listing of additional uses VARIANCE/WAIVERS: 1. A variance Section 36-341 to allow parking over the box culvert and in the floodway. 2. A variance from the City’s Land Alteration Ordinance to allow grading of the entire site with construction of the proposed box culvert and creek relocation, as per the approved 404 permit. 3. A variance from Sections 30-43 and 31-210 to allow the drive on Arkansas Systems Drive nearer the property line than typically allowed per ordinance. August 27, 2015 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6051-J 2 BACKGROUND: On December 21, 1998, the Board of Adjustment reviewed and approved a request to allow a variance from the floodway/floodplain restrictions of Chapter 8 and 36 to permit construction of a parking lot in the floodway for Lots 4 and 5 of the Arkansas Systems Office Park Addition. The applicant proposed construction of an office building on Lot 5, which has been constructed. The applicant proposed to contain the drainage in underground culverts and to utilize the area designated as floodway for parking and driveways. As a condition of approval, the applicant was required to provide CORPS approval of hydraulic calculations containing the 100-year floodway in the proposed underground structure, conditional letter of approval from FEMA, parking lot elevation to allow storm events above the 100 year to pass without endangering the building and dedication of a drainage easement to contain the floodway. No development was proposed for Lot 4 and the site remains undeveloped. Ordinance No. 19,578 adopted by the Little Rock Board of Directors on August 15, 2006, rezoned the site from O-2, Office and Institutional District to PCD, Planned Commercial Development. The approval allowed the development of this 5.11 acre tract with a two (2) lot plat and the construction of a branch bank facility and a three (3) story mixed use building on the individual lots through a Planned Office Development. The office building was proposed for Lot 4A consisting of a total of 60,750 square feet of space with 20,250 square feet of potential retail space, all retail space was contained on the first floor and 40,500 square feet of office space. A total of 213 parking spaces were proposed to serve the office building. Lot 4B was proposed for the branch bank facility with a total of 2,600 square feet of space and 47 parking spaces. Cross access and parking would be provided between the two (2) lots. Ordinance No. 20,821 adopted by the Little Rock Board of Directors on December 17, 2013, allowed a revision to the previously approved PCD (Z-6015-A). The approval allowed the creation of a two (2) lot plat. An office building was approved for one lot and a small restaurant with drive through service was proposed for the second lot. The two (2) lots were to share a common drive and parking area. All driveways on the site were to be included in a cross access easement. Lot 4A was proposed containing 3.7-acres, 184 parking spaces, 18,375 square feet of building coverage and a maximum of three (3) stories and 55,125 square feet of building area. The site plan included the option for placement of a pick-up window on the eastern end of the building. Lot 4B was proposed containing 1.4-acres, 67 parking spaces and 4,300 square feet of building area. The use was proposed as a restaurant with drive through service. The applicant requested a waiver of the screening requirement for the order menu boards. The uses proposed for the development were as follows: All permitted uses identified within the C-3, General Commercial Zoning District and the following additional items - August 27, 2015 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6051-J 3 Food store under five thousand (5,000) square feet of gross floor area, with the sale of beer or wine, private club with dining or bar service, hospital, medical clinic with ambulatory service. The proposal excluded the following uses: Animal clinic (enclosed), Auto parts and accessories, Cabinet and woodwork shop, College dormitory, College fraternity or sorority, Convenience food store with gas pumps, Convent or monastery, Job printing, lithographer, printing or blueprinting, Taxidermist. The maximum commercial proposed is limited to 18,375 square feet located on Lot 4A. The redevelopment of the site has not occurred. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to revise and reestablish the PCD zoning. The project includes two (2) lots. The uses proposed for the development are as follows: All permitted uses identified within the C-3, General Commercial Zoning District and the following additional items - Food store under five thousand (5,000) square feet of gross floor area, with the sale of beer or wine, private club with dining or bar service, hospital, medical clinic with ambulatory service. The proposal excluded the following uses: Animal clinic (enclosed), Auto parts and accessories, Cabinet and woodwork shop, College dormitory, College fraternity or sorority, Convenience food store with gas pumps, Convent or monastery, Job printing, lithographer, printing or blueprinting, Taxidermist. Lot 4A is proposed containing 3.3-acres with 18,375 square feet of building coverage and a maximum building area of 55,125 square feet. The building is proposed with one (1), two (2) or three (3) stories in height. The plan indicates 178 parking spaces. The commercial uses will not exceed the area of the first floor. A portion of Lot 4A may also be used with a restaurant use. The mix of uses will not exceed the available parking on the site. The development of Lot 4B is proposed with 1.4-acres and a 4,300 square foot building with a drive-through window. The plan indicates 67 parking spaces. The applicant has indicated the building on Lot 4B as a restaurant with drive- through service or as a sit-down restaurant with exterior dining. If the lot is developed without the drive-through window the building area proposed is 7,800 square feet with 98 parking spaces. The request includes a variance from Section 36-341 to allow vehicle parking over the box culvert and in the floodway. The request also includes a variance from the City’s Land Alteration Ordinance to allow grading of the entire site with construction of the proposed box culvert and creek relocation, as per the approved 404 permit. The request includes a variance from Sections 30-43 and 31-210 to allow the drive on Arkansas Systems Drive nearer the property line than typically allowed per ordinance. August 27, 2015 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6051-J 4 B. EXISTING CONDITIONS: The site is a partially wooded site located at the southeast corner of Arkansas Systems Drive and Chenal Parkway. The area has developed as an office complex with a retail center located to the south. The area to the northwest is a C-2 zoned site currently developing as a shopping center. To the west of the site is vacant property currently under review for a Planned Commercial Development for the placement of a branch bank facility and a restaurant. Further west is property developing as St. Vincent’s West Medical campus. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All property owners located within 200-feet of the site were notified of the public hearing. There is not an active City of Little Rock recognized neighborhood association located in this immediate area. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Chenal Parkway is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Sidewalks should be installed along Chenal Parkway. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. Is advanced grading requested to occur on the site? 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. August 27, 2015 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6051-J 5 8. The existing curb along Arkansas Systems Drive and the median at Chenal Parkway has been painted red and signed as a "Fire Lane". No records show the public street functions as a fire lane. The paint should be removed. 9. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 10. The minimum Finish Floor elevation of at least one (1) foot above the proposed base flood elevation is required to be shown on plat and grading plans for Lot 4A and 4B. At time of construction and prior to issuance of the final certificate of occupancy, an elevation certificate will be required to be provided. 11. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 12. The base flood elevations show to be below the bottom of the ditch. The majority of the channel adjacent to the subject property shows to be in the floodplain with the channel upstream shown to be in the floodway. Prior to issuance of a grading permit, a "No Rise Certification" based on the proposed conditions must be provided to staff for review and approval. 13. Per City code, Section 36-341, vehicle parking is restricted from being provided in the floodway. A variance must be requested. 14. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 15. Design plans for piping system must be submitted to staff for approval prior to issuance of a grading permit. The proposed piping must be placed within a drainage easement. What is the proposed ditch section design? 16. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 501.379.1813, Greg Simmons (gsimmons@littlerock.org) for more information. Streetlights do not appear to be installed along Arkansas Systems Drive. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. EAD Plan Review required for food service. Contact Little Rock Wastewater Utility for additional information. August 27, 2015 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6051-J 6 Entergy: Entergy does not object to this proposal. A three phase underground power line exists to the north of this property across Systems Drive. Contact Entergy in advance regarding future service requirements to the development, line extension, and future facilities locations as this project proceeds CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Contact Central Arkansas Water regarding the size and location of water meter. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas August 27, 2015 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6051-J 7 Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 8. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 9. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 10. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal’s Office (Captain Tony Rhodes 501.918.3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: August 27, 2015 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6051-J 8 Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Mixed Office Commercial (MOC) for this property. The Mixed Office Commercial category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. The applicant has applied for a rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial District) to allow for the development of two (2) buildings on the site. The proposed development is within the Chenal Design Overlay District and signage has special recommendations. Master Street Plan: Chenal Parkway is shown as a Principal Arterial and Systems Drive is shown as a Collector on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Chenal Parkway since it is a Principal Arterial. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I Bike Path is shown along Chenal Parkway. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or an easement is recommended. Nine-foot (9’) paths are recommended to allow for pedestrian use as well (replacing the sidewalk). Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. August 27, 2015 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6051-J 9 4. Building landscape areas shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 5. An irrigation system shall be required for developments of one (1) acre or larger 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2015) Mr. Tim Daters and Mr. Hank Kelly were present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff questioned if the proposed uses were the same as with the previous approval. Staff also questioned the building height for the building located on Lot 4A. Staff questioned the proposed use mix of the building located on Lot 4A. Staff also questioned the days and hours of operation for the development. Public Works comments were addressed. Staff stated to allow parking within the floodway would require a variance. Staff also stated to allow the driveway on Arkansas Systems Drive would require a variance from the master street plan and the subdivision ordinance. Staff stated the plans for the piping system were to be submitted to staff for review and approval prior to construction. Staff stated a grading permit was required prior to any land clearing or grading activities on the site. Landscaping comments were addressed. Staff stated screening of the vehicular use area was required from the street right of ways. Staff also stated building landscaping would be required at the time of development. Staff stated an automatic irrigation system was required to water landscaped areas. Staff stated the minimum perimeter planting strip of nine (9) feet was required adjacent to paved areas. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. August 27, 2015 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6051-J 10 H. ANALYSIS: The applicant submitted a revised site plan and cover letter to staff addressing the issues raised at the August 5, 2015, Subdivision Committee meeting. The applicant has provided the proposed use mix of the building, the proposed days and hours of operation and the building height for the proposed building located on Lot 4A. The request is to allow the development of this site with flexibility for the future construction. The project includes two (2) lots, Lots 4A and 4B. Lot 4A is proposed containing 3.3-acres with 18,375 square feet of building coverage and a maximum building area of 55,125 square feet. The building is proposed with one (1), two (2) or three (3) stories in height with a maximum building height of 45-feet. The site plan indicates 178 parking spaces located on Lot 4A. The development of Lot 4B is proposed with 1.4-acres and a 4,300 square foot building with a drive-through window. The plan indicates 67 parking spaces. The applicant has indicated the building on Lot 4B as a restaurant with drive-through service or as a sit-down restaurant with exterior dining. If the lot is developed without the drive-through window the building area proposed is 7,800 square feet with 98 parking spaces. The applicant has requested should the lot develop with a drive-through restaurant the order menu board not require screening as typically required within the commercial district of the zoning ordinance. The uses proposed for the development are as follows: All permitted uses identified within the C-3, General Commercial Zoning District and the following additional items - Food store under five thousand (5,000) square feet of gross floor area, with the sale of beer or wine, private club with dining or bar service, hospital, medical clinic with ambulatory service. The proposal excluded the following uses: Animal clinic (enclosed), Auto parts and accessories, Cabinet and woodwork shop, College dormitory, College fraternity or sorority, Convenience food store with gas pumps, Convent or monastery, Job printing, lithographer, printing or blueprinting, Taxidermist. The commercial uses will not exceed the area of the first floor on Lot 4A, (18,375 square feet). A portion of Lot 4A may be used with a restaurant use. The mix of uses located within the building on Lot 4A will not exceed the available parking on the site. The request includes a Section 36-341 to allow vehicle parking over the box culvert and in the floodway. The zoning ordinance states floodways shall be kept free of structural involvement including fences, open storage of materials and equipment, vehicle parking and other impediments to the free flow of floodwater. Exceptions may be granted when existing topography is at or above the existing August 27, 2015 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6051-J 11 one-hundred-year flood level and when the velocity of flow is less than three (3) feet per second. The applicant has an approved 404 permit from the Corp of Engineers which will allow rechannelization of the creek on this site and limit the potential impact of parking within the floodway. The request also includes a variance from the City’s Land Alteration Ordinance to allow grading of the entire site with construction of the proposed box culvert and creek relocation, as per the approved 404 permit. The applicant has stated grading of the entire site is necessary to allow the site to balance and eliminate the need for moving material to and from the site at the time of construction of the buildings. The request includes a variance from Sections 30-43 and 31-210 to allow the drive on Arkansas Systems Drive nearer the property line than typically allowed per ordinance. The ordinance typically requires driveways to be a minimum of 150-feet from the property line. The drive as indicated is 10-feet from the property line. Staff is supportive of the driveway and the placement due to the location of other drives on Arkansas Systems Drive and staff does not feel there will be any conflicting movements from adjacent properties if constructed as proposed. The site plan includes the placement a ground signage on both Chenal Parkway and Arkansas Systems Drive. Each of the lots are proposed with a sign along Chenal Parkway. The signs are proposed with a maximum height of eight (8) feet and a maximum sign area of one hundred (100) square feet. A sign on Lot 4A is proposed at the entrance drive on Arkansas Systems Drive. The sign is proposed also eight (8) feet in height and one hundred (100) square feet in area. Staff is supportive of the request. The site is indicated as Mixed Office Commercial on the City’s Future Land Use Plan. The applicant is proposing to develop the site to serve the existing office community and nearby residential uses located in the area. The site plan as proposed allows the developer flexibility to develop the site with office, retail and/or residential uses. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the development as proposed is appropriate. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the waiver request for the screening requirement of the order menu boards. August 27, 2015 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6051-J 12 Staff recommends the uses of the building located on Lot 4A match the parking available on the site based on a parking ratio of one (1) parking space per 225 gross square feet of floor area. Staff recommends approval of the following variance requests: 1. A variance Section 36-341 to allow parking over the box culvert and in the floodway. 2. A variance from the City’s Land Alteration Ordinance to allow grading of the entire site with construction of the proposed box culvert and creek relocation, as per the approved 404 permit. 3. A variance from Sections 30-43 and 31-210 to allow the drive on Arkansas Systems Drive nearer the property line than typically allowed per ordinance. PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the applicant’s request for a waiver of the screening requirement of the order menu boards. Staff presented a recommendation the uses of the building located on Lot 4A match the parking available on the site based on a parking ratio of one (1) parking space per 225 gross square feet of floor area. Staff presented a recommendation of approval of the following variance requests: 1. A variance Section 36-341 to allow parking over the box culvert and in the floodway. 2. A variance from the City’s Land Alteration Ordinance to allow grading of the entire site with construction of the proposed box culvert and creek relocation, as per the approved 404 permit. 3. A variance from Sections 30-43 and 31-210 to allow the drive on Arkansas Systems Drive nearer the property line than typically allowed per ordinance. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. August 27, 2015 ITEM NO.: 9 FILE NO.: Z-6323-U NAME: The Village at Rahling Road Lot 13 Short-form PCD LOCATION: Located at 40 Rahling Circle DEVELOPER: Deltic Timber Corporation 7 Chenal Valley Boulevard Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.5 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: C-2, Shopping Center District Uses PROPOSED ZONING: Revised PCD PROPOSED USE: C-2, Shopping Center District uses VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow the southern drive nearer the property line than typically allowed per the ordinances. BACKGROUND: On August 5, 1997, the Board of Directors adopted Ordinance No. 17,542 which established The Village at Rahling Road Long-form PCD. The PCD established a 14-lot development with C-2, Shopping Center District uses being permitted. The initial action approved a site plan for Lots 1 and 2 of the development with the intent being that each of the remaining lots would be brought to the Commission and Board of Directors for a revision to the PCD on an individual lot basis as a particular development was proposed. Subsequent revision to the PCD zoning have allowed for the development of a number of the individual lots. August 27, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6323-U 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The proposed development contains 1.5-acres located within the Village at Rahling Road. The property is located south of the Bank of Little Rock branch bank and north of the Thompson public library. The development is currently zoned PCD with C-2, Shopping Center District uses as allowable uses. The building is proposed as a two-story construction with a footprint of approximately 12,531 square feet for a total space of 25,062 square feet. Total parking count is 79 spaces with parallel parking available along Rahling Circle. Access will be shared with Bank of Little Rock utilizing the existing driveway to the north. An additional driveway will be constructed on the south side of the facility to provide circulation around the proposed building. The request includes a variance from Sections 30-43 and 31-210 to allow the southern drive nearer the property line than typically allowed per the ordinances. The driveway for the existing library is to the south eliminating any traffic conflicts. B. EXISTING CONDITIONS: The lot is vacant and was cleared and graded with the development of the shopping center. To the south is a branch library and to the north is a bank. Across Rahling Circle is the commercial portion of the development in the town center and offices. Previous approvals have allowed additional retail to the west of this development along Rahling Circle which have not been constructed. To the east is a multi-family development. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All property owners located within 200-feet of the site were notified of the public hearing. There is not an active City of Little Rock recognized neighborhood association located in this immediate area. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the private right-of-way prior to occupancy. 2. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. August 27, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6323-U 3 3. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 4. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as-built certification is required for construction of the retaining wall. 5. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. With the proposed shared access driveway and also a second driveway, the second driveway should be located at least 125 feet from the side property line. A variance must be requested for the location of the second driveway. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Dumpster enclosure cannot encroach into the sewer easement. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. A three phase underground power line exists at the rear of this property along the property line. Contact Entergy in advance regarding future service requirements to the development and future facilities locations as this project proceeds. CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. August 27, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6323-U 4 4. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Contact Central Arkansas Water regarding the size and location of water meter. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 8. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 9. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal’s Office (Captain Tony Rhodes 501.918.3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. August 27, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6323-U 5 County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial District) to allow for development of an office building on this site. Master Street Plan: Rahling Circle is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall August 27, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6323-U 6 be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 4. Building landscape areas shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 5. An irrigation system shall be required for developments of one (1) acre or larger. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2015) Mr. Joe White of White-Daters was present representing the request. Staff presented an overview of the item questioning the total square footage and the use proposed for the building. Staff questioned the days and hours of operation for the office use. Public Works comments were addressed. Staff stated the driveway would require a variance from the minimum spacing distance from the property line for the southern driveway. Staff also stated any retaining walls would require an engineer’s certification of design and an as-built certification after construction. Staff stated a grading permit was required prior to any construction on the site. Landscaping comments were addressed. Staff stated street buffers were required at a minimum of nine (9) feet along Rahling Circle. Staff stated building landscaping was required and an automatic irrigation system was required for site over one (1) acre. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the technical issues associated with the request raised at the August 5, 2015, Subdivision Committee meeting. The applicant has provided the days and hours of operation, the building square footage and the proposed use of the building. August 27, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6323-U 7 The development contains 1.5-acres and is proposed with a two-story building with a footprint of approximately 12,531 square feet for a total space of 25,062 square feet. The maximum building height proposed is 35-feet. The development is currently zoned PCD utilizing C-2, Shopping Center District uses as allowable uses. The proposed user of the building is an office user. The building is pulled up to the street along Rahling Circle and the proposed parking is located behind the building. The total on-site parking provided is 79 parking spaces. Within the development there are parallel parking spaces available along Rahling Circle. The zoning ordinance would typically require the placement of 62 parking spaces to serve an office use. Access will be shared with Bank of Little Rock utilizing the existing driveway to the north. An additional driveway will be constructed on the south side of the facility to provide circulation around the proposed building. The request includes a variance from Sections 30-43 and 31-210 to allow the southern drive nearer the property line than typically allowed per the ordinances. The driveway for the branch library was constructed on the south property line which will eliminate any traffic conflicts. The days and hours of operation are from 6 am to 10 pm seven (7) days per week. The site plan indicates the placement of a dumpster within the parking lot area. A note on the site plan states the dumpster will be fully screened with brick masonry walls on three (3) sides and solid metal gates on the front. The hours of dumpster service have not been limited. The site plan notes signage will comply with signage allowed in office zones by the City of Little Rock and with the architectural design elements of the Village of Rahling Road, not to exceed six (6) feet in height and forty (40) square feet in area. The site plan includes an informational sign located behind the building, adjacent to the parking area, to direct clients to the suite of their appointment. Staff is supportive of the request. The building and parking are similar to the originally approved PCD for the Villages at Rahling Road. Staff feels the development of the site as proposed is appropriate. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. August 27, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6323-U 8 Staff recommends approval of the variance request from Sections 30-43 and 31-210 to allow the southern drive nearer the property line than typically allowed per the ordinances. PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated August 20, 2015, requesting deferral of this item to the October 8, 2015, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. August 27, 2015 ITEM NO.: 10 FILE NO.: Z-6323-V NAME: The Village at Rahling Road Lot 1C Short-form PCD LOCATION: Located South of 21 Rahling Circle DEVELOPER: Deltic Timber Corporation 7 Chenal Valley Boulevard Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.75 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: C-2, Shopping Center District Uses PROPOSED ZONING: Revised PCD PROPOSED USE: C-2, Shopping Center District uses VARIANCE/WAIVERS: None requested. BACKGROUND: On August 5, 1997, the Board of Directors adopted Ordinance No. 17,542 which established The Village at Rahling Road Long-form PCD. The PCD established a 14-lot development with C-2, Shopping Center District uses being permitted. The initial action approved a site plan for Lots 1 and 2 of the development with the intent being that each of the remaining lots would be brought to the Commission and Board of Directors for a revision to the PCD on an individual lot basis as a particular development was proposed. Subsequent revision to the PCD zoning have allowed for the development of a number of the individual lots. August 27, 2015 SUBDIVISION ITEM NO.: 10 (Cont.). FILE NO.: Z-6323-V 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing to develop 1.8-acres located within the Village at Rahling Road with a new two-story building with a building footprint of approximately 13,027 square feet for a total of 26,078 square feet of leasable space. The development is currently zoned PCD utilizing C-2, Shopping Center District uses as allowable uses. The area is currently paved and being used as parking. Portions of the existing parking will remain. Parking provided on the site will include 82 parking spaces. Within the development there are parallel parking spaces available along Rahling Circle. B. EXISTING CONDITIONS: The site is being used as parking for the businesses located along Rahling Circle. Rahling Circle has developed with office and commercial uses. The office uses are primarily located along the circle and the commercial uses are located in the town center fronting Rahling Road. Two (2) commercial developments have been approved to the west of this site which have not been initiated. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All property owners located within 200-feet of the site were notified of the public hearing. There is not an active City of Little Rock recognized neighborhood association located in this immediate area. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy does not object to this proposal. A three phase underground power line exists to the north of this property and across the street/circle to the south of this property. Contact Entergy in advance regarding future service August 27, 2015 SUBDIVISION ITEM NO.: 10 (Cont.). FILE NO.: Z-6323-V 3 requirements to the development, line extension, and future facilities locations as this project proceeds. CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water regarding the size and location of water meter. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. August 27, 2015 SUBDIVISION ITEM NO.: 10 (Cont.). FILE NO.: Z-6323-V 4 8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 9. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal’s Office (Captain Tony Rhodes 501.918.3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial District) to allow for the development of a building for future office and medical uses on this site. August 27, 2015 SUBDIVISION ITEM NO.: 10 (Cont.). FILE NO.: Z-6323-V 5 Master Street Plan: Rahling Circle is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 4. Building landscape areas shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 5. An irrigation system shall be required for developments of one (1) acre or larger 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2015) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff stated the cover letter and the site plan did not agree on the proposed use of the building or the total square footage of the building. Staff questioned the proposed parking and if there was sufficient street parking to support the proposed uses as well as the additional uses within the development. August 27, 2015 SUBDIVISION ITEM NO.: 10 (Cont.). FILE NO.: Z-6323-V 6 Public Works comments were addressed. Staff stated any broken curb, gutter or sidewalk which was damaged or missing was to be replaced with the certificate of occupancy. Staff stated if disturbed area was one (1) or more acres a NPDES stormwater permit was required prior to the start of construction. Landscaping comments were addressed. Staff stated screening of the vehicular use area was required adjacent to the street right of way. Staff stated a small amount of building landscaping would be required at the time of development of the site. Staff stated a perimeter landscape strip a minimum of nine (9) feet was required adjacent to the street right of way. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the technical issues associated with the request. The applicant has provided the proposed building square footage and has indicated additional parking on the site plan. The request is to revise the site plan for this lot located within the Village at Rahling Road Long-form PCD. The site contains 1.8-acres. The building is proposed as a two-story building with a building footprint of approximately 13,027 square feet for a total of 26,078 square feet of leasable space. The maximum building height proposed is 35-feet. The development is currently zoned PCD utilizing C-2, Shopping Center District uses as allowable uses. The proposed user of the building is an office user. The area is currently paved and being used as parking. The building in the originally approved PCD was located north of the portion of the site currently proposed for the building with the parking located in front of the proposed building. The current proposal pulls the building to the street and places the parking in the rear of the building. Parking proposed on the site will include 82 parking spaces. Within the development there are parallel parking spaces available along Rahling Circle. The zoning ordinance would typically require the placement of 65 parking spaces to serve an office use. The days and hours of operation are from 6 am to 10 pm seven (7) days per week. The site plan indicates the placement of a dumpster within the parking lot area. A note on the site plan states the dumpster will be fully screened with brick masonry walls on three (3) sides and solid metal gates on the front. The hours of dumpster service have not been limited. August 27, 2015 SUBDIVISION ITEM NO.: 10 (Cont.). FILE NO.: Z-6323-V 7 The site plan notes signage will comply with signage allowed in office zones by the City of Little Rock and with the architectural design elements of the Village of Rahling Road, not to exceed six (6) feet in height and forty (40) square feet in area. Staff is supportive of the request. The applicant has indicated 17 percent building coverage, 48 percent paved area and 35 percent landscaped area. The building and parking are similar to the originally approved PCD for the Villages at Rahling Road. Staff feels the development of the site as proposed is appropriate. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated August 20, 2015, requesting deferral of this item to the October 8, 2015, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. August 27, 2015 ITEM NO.: 11 FILE NO.: Z-7854-E NAME: JLM Health Management Revised Short-form PID LOCATION: Located at 5 Remington Cove DEVELOPER: Princess Investments, LLC 5 Remington Cove Little Rock, AR 72204 ENGINEER: Crafton Tull and Sparks 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72211 AREA: 2.768 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: PID ALLOWED USES: I-1 and clinic PROPOSED ZONING: I-1, and Revised PID PROPOSED USE: I-1 and clinic – add additional parking VARIANCE/WAIVERS: None requested. BACKGROUND: Ordinance No. 20,385 adopted by the Little Rock Board of Directors on January 18, 2011, rezoned the property from I-1, to PID to add a clinic as an allowable use for this property. JLM, Inc. provided Child Health Management Services for qualifying children and families. Services included multi-disciplinary diagnosis, evaluation and treatment for the purpose of habilitation, early intervention and prevention of long-term disability. Specific services included audiology, neuropsychology, behavior therapy, nutrition, occupational therapy, speech therapy, physical therapy, nursing and early childhood/day treatment. August 27, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7854-E 2 The hours of operation approved were from 7:00 am to 6:00 pm Monday through Friday. Transportation was provided at no charge to the families of the children. Initial staffing for the facility was from 10-12 employees with a projected growth to approximately 35 employees by the end of Year 1. Projected staff for a full client/patient development was up to 50 employees. Client/patient projections were from 15-20 in the first 2-3 months of operation, growing to 50 by the end of Year 1 and 100 by the end of Year 2. The approved site plan indicated a common access drive with an adjacent property and parking was proposed on both sides of the access easement to serve the lot and the lot to the west. The building was proposed containing 10,000 square feet in Phase I with 54 parking spaces. The site plan indicated an expansion area of 3,500 square feet in Phase 2. The first phase was constructed with 10,900 square feet of floor area. No additional parking was proposed. The site plan indicated the placement of playground areas enclosed with an eight (8) foot privacy fence in two (2) locations. Within the playground areas shade structures were proposed. Ordinance No. 21,024 adopted by the Little Rock Board of Directors on April 21, 2015, allowed a revision to the PID zoning. The approval allowed a 5,212 square foot addition to the existing facility. The previously approved PID allowed a 2,600 square foot addition which the proposed addition exceeded. In addition to the building addition, four (4) regular parking spaces and four (4) van spaces were eliminated. All other parking areas and access were to remain in place. The playground area was relocated to the west of the new addition to the building. The playground area contained 2,728 square feet. The building addition was a one-story addition and was to be constructed of the same materials as the existing building. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to revise the previously approved PID to allow the area of the approval to be expanded onto the adjacent lot to the west. The applicant is proposing the rezoning to allow the construction of additional parking. The site plan indicates the construction of 15 additional parking spaces with an additional 15 parking spaces for future construction. The new parking lot will take access from the existing parking lot now serving the building. The lot will be constructed of asphalt paving, concrete curb and gutter and have additional landscaping as required. Any additional detention will be provided on the site. B. EXISTING CONDITIONS: The building and parking have been constructed as previously approved. An office building is located to the east. The remaining lots in the subdivision are vacant. Little Rock Wastewater is located to the south of the site. To the west is a developing Subdivision, Colonel Glenn Centre which includes automobile August 27, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7854-E 3 dealerships, a tractor supply store, hotels, offices, the Arkansas Baptist State Convention office and Remington College. On the east side of Talley Road, north of the site, is R-2, Single-family zoned property with residential homes. Southwest of the site are single-family homes located on large tracts accessed from Talley Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All property owners located within 200-feet of the site were notified of the public hearing. There is not an active City of Little Rock recognized neighborhood association located in this immediate area. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the project. Entergy: Entergy does not object to this proposal. An overhead line exists on the west side of the property which should not interfere with the construction of the parking lot. Contact Entergy in advance should there be any concerns about clearance to the line as equipment is moved underneath it during construction. CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. August 27, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7854-E 4 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Contact Central Arkansas Water regarding the size and location of water meter. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 8. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 9. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 10. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: No comment Parks and Recreation: No comment received. August 27, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7854-E 5 County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: This request is located in the 65th Street West Planning District. The Land Use Plan shows Light Industrial (LI) for this property. The Light Industrial category provides for light warehouse, distribution or storage uses, and/or other industrial uses that are developed in a well-designed "park like" setting. The applicant has applied for a rezoning from PID (Planned Industrial District) and I-1 (Industrial Park District) to PID (Planned Industrial District) to allow for the development of a parking lot for the existing structure next door on the site. Master Street Plan: Remington Cove is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 4. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. August 27, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7854-E 6 5. Any existing landscape or irrigation disturbed by construction shall be repaired or replaced before completion and final acceptance of the project. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2015) The applicant was present. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff requested the applicant provide on the site plan an additional row of parking to allow for future expansion without the need to revise the PID. Staff also stated all site lighting was to be low level and directional, directed downward and into the site. Public Works comments were addressed. Staff stated any broken curb, gutter or sidewalk was to be replaced prior to occupancy. Staff stated the City’s stormwater detention ordinance would apply to the development of the site. Landscaping comments were addressed. Staff stated a perimeter landscape strip of a minimum of nine (9) feet was required adjacent to the paved areas. Staff stated any existing landscape that was damaged or missing was to be replaced prior to the final acceptance of the project. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the technical issues raised at the August 5, 2015, Subdivision Committee meeting. The revised plan indicates an additional row of parking for future construction. The revised cover letter states all site lighting will be directed downward and into the site. The request is to revise the previously approved PID to allow the approved PID area to expand onto the adjacent lot to the west. The request will allow the construction of additional parking to serve the existing office use. The site plan indicates the immediate construction of 15 parking spaces. The plan also includes the allowance of an additional 15 parking spaces for future construction. The new parking will take access from the existing parking lot now serving the August 27, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7854-E 7 building. The lot will be constructed of asphalt paving, concrete curb and gutter and have additional landscaping as required. Any additional detention will be provided on the site. The revised site plan indicates the placement of a new dumpster location. A note on the site states the dumpster will be screened as per minimum ordinance requirements or a minimum of two (2) feet above the dumpster containment area on all sides. Staff is supportive of the applicant’s request. The revised site plan allows for construction of additional parking to serve an existing office use. The new parking area will be landscaped and detention will be provided per the typical ordinance requirements. Staff does not feel the request for the additional parking will impact this development or any adjacent property. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. August 27, 2015 ITEM NO.: 12 FILE NO.: Z-8043-C NAME: Northwest Territory Lot 10 Short-form PCD LOCATION: Located on the Northeast corner of Cantrell Road and Chenal Parkway DEVELOPER: SRS Real Estate Partners 1 Allied Drive Little Rock, AR 72202 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.6 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD - Expired ALLOWED USES: C-3, General Commercial District permitted uses PROPOSED ZONING: PCD PROPOSED USE: C-3, General Commercial District permitted uses VARIANCE/WAIVERS: None requested. BACKGROUND: On December 4, 2007, the Little Rock Board of Directors adopted Ordinance No. 19,884 establishing Lot 10 Northwest Territory Short-form PCD. The approval allowed the rezoning of this site from C-3, General Commercial District to PCD for future development of the site inconsistent with the Highway 10 Design Overlay District. The site plan approved reduced the eastern landscape strip from the typically required 25-feet to 9-feet. The property adjacent is an Entergy Substation which has existed for a number of years. August 27, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8043-C 2 A separate ordinance, Ordinance No. 19,883, approved a deferral request for the construction of Chenal Parkway (approximately 4,150 feet of boundary street improvements) and Highway 10 (approximately 1,700 feet of boundary street improvements) required by the Master Street Plan for five (5) years, until a future phase of development or until adjacent property was developed whichever occurs first for the Northwest Territory Addition located near the intersection of Chenal Parkway and Highway 10. Ordinance No. 19,996 adopted by the Little Rock Board of Directors on July 15, 2008, allowed a revision to the PCD. The developer proposed to revise the previously approved PCD to allow a reduced landscape strip along the northern perimeter adjacent to the existing mini-warehouse development. The approved plan allowed the landscape strip to be reduced to nine (9) feet. The Highway 10 DOD typically requires a 25-foot perimeter landscape strip. A reduction to nine (9) feet was previously approved along the eastern perimeter as was a waiver of the required screening on that perimeter. A 14,460 square foot building was proposed on the site. This development has not occurred and the approved PCD zoning has expired. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The proposed development contains 1.6-acres located on the northeast corner of Chenal Parkway and Highway 10. The underlying zoning is C-3, General Commercial District, however this property is located within the Highway 10 Design Overlay District. The property was previously approved for a Walgreens Drug Store and also an outdoor carwash. The developer is proposing a retail development with just over 10,010 square feet. The actual size of the building may vary depending on the actual tenants. There is a proposed drive-through located on the west side of the building with stacking along the rear. A total of 67 parking spaces are indicated on the plan. The development is requesting uses as allowed under the C-3, General Commercial Zoning District. A dumpster with the required screening will be located in the northeast corner of the development. There is a large Entergy substation to the east with a self-storage facility to the north. The driveways shown on the plan have been previously constructed, with permitting obtained from the City of Little Rock and AHTD on the Highway 10 driveway. This drive was required to be right-in/right-out only and is constructed as such. B. EXISTING CONDITIONS: The properties in the area are principally commercial in use and zoning. The PCD zoned property to the west contains a convenience store with a single bay car wash and further north is an automobile repair business. A mini-warehouse August 27, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8043-C 3 development is adjacent to the north. A big box retail store is located to the south. The site is adjacent to R-2, Single-family zoned property to the east which is occupied by a utility substation and not a residence. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All property owners located within 200 feet of the site along with the Aberdeen Court Property Owners Association, the Duquesne Place Property Owners Association and the Maywood Manor Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 4. Stormwater detention ordinance applies to this property. 5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. Street improvement plans shall include signage and striping. The pedestrian striping should be reapplied on Highway 10 due to the deterioration of the existing striping. Public Works must approve completed plans prior to construction. 8. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. August 27, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8043-C 4 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Sewer easement(s) must be retained. EAD review required if grease trap is needed. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. Overhead facilities exist to the south of the property along Cantrell Road and to the east of the property. Care must be used to maintain proper clearance to any overhead wires at the drive locations as well as in the northeast corner of the property where the proposed dumpster is located. Contact Entergy in advance regarding future service requirements to the development, line extensions, and future facilities locations as this project proceeds. CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water regarding the size and location of water meter. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross August 27, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8043-C 5 Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 9. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal’s Office (Captain Tony Rhodes 501.918.3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. August 27, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8043-C 6 Planning Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial District) to allow for development of a retail center on this site. This is within the Highway 10 Overlay and minimum lot size as well as landscaping, signage and setbacks have special recommendation. Master Street Plan: Cantrell Road is a Principal Arterial and Chenal Parkway is a Minor Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Chenal Parkway since it is a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I Bike Path is shown along Cantrell Road. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of- way or an easement is recommended. Nine-foot (9’) paths are recommended to allow for pedestrian use as well (replacing the sidewalk). There is a Class III Bike Route shown along Chenal Parkway. Bike Routes require no additional right-of-way or pavement markings, but only a sign to identify and direct the route. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements and the Highway 10 Scenic Corridor Overlay District. 2. The Highway 10 frontage (front yard) shall consist of a minimum of forty (40) feet of landscaped area exclusive of right-of-way. The landscaped area shall contain organic and/or combined man-made/organic features such as berms, brick walls and dense plantings such that vehicular use areas are screened when viewed from an elevation of forty-two (42) inches above the elevation of the adjacent street. Trees shall be planted or be existing at least every twenty (20) feet and have a minimum of two (2) inches in diameter when measured twelve (12) inches from the ground at time of planting. Provide screening shrubs no less than thirty (30) inches in height at installation with an average linear spacing of not less at three (3) feet within the required landscape area August 27, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8043-C 7 3. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The property to the east is zoned R-2.The minimum dimension shall be thirteen (13) feet. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the City, Section 15-81. 4. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 5. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 6. Building landscape areas shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 7. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 8. A landscape irrigation system shall be required as per Highway 10 site design and development standards. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2015) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff stated the site was August 27, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8043-C 8 located in the Highway 10 Design Overlay District which had specific development criteria related to signage, setbacks and landscaping. Staff questioned the proposed use of the center and the use mix proposed. Staff stated if the plan included an order menu board the menu board was to be screened per typical ordinance standards unless the approval of the PCD zoning eliminated the menu board screening requirements. Public Works comments were addressed. Staff stated sidewalks were required per City code. Staff stated a grading permit was required prior to any grading activity on the site. Staff stated street improvement plans were to include signage and striping. Landscaping comments were addressed. Staff stated an automatic irrigation system was required to water landscaped areas. Staff stated the Highway 10 Overlay required the front 40-foot landscaped area to contain organic and/or combined man-made/organic features such as berms, brick walls and dense plantings to screen the vehicular use areas and provide screening when viewed from an elevation of 42-inches above the elevation of the adjacent street. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan addressing most of the technical issues associated with the request. The applicant has indicated the building with one (1) or multiple users. The applicant is also requesting the order menu board not be screened as typically required within the zoning ordinance. The development contains 1.6-acres and is proposed with a 10,010 square foot retail building. The request includes the allowance of the underlying C-3, General Commercial District uses. The site is located within the Highway 10 Design Overlay District which has specific development criteria which this plan does not fully meet thus the need for the rezoning to a planned zoning development. The site plan includes a drive-through located on the west side of the building with stacking along the rear driveway. Employee parking is located north of the drive through lane. Parking for the site includes the 15-employee parking spaces along the northern perimeter of the site and 52-parking spaces in front of the building (67 total parking spaces). The plan as presented has not eliminated the August 27, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8043-C 9 potential of allowing 100 percent of the building as a restaurant user. If the entire building was used by a restaurant user the total parking required would be 100 parking spaces. Staff does not feel the 67 parking spaces available would be adequate to serve the site with a sole use of a restaurant user. Staff recommends the proposed use(s) of the building match the available parking. A dumpster with the required screening will be located in the northeast corner of the development. The hours of dumpster service are limited to 7 am to 6 pm seven (7) days per week. The hours of operation for the development are not limited but proposed as 24-hours per day seven (7) days per week. The Highway 10 Design Overlay District includes minimum building setbacks and landscaped areas along the perimeters of the site. The plan includes the 100-foot building setback along Highway 10 and the 40-foot landscape buffer. The building setback and landscape strip along Chenal Parkway are adequate to meet the typical minimum standards of the Highway 10 Design Overlay District. The plan has reduced the landscape strip along the northern and eastern perimeters from the typically required 25-feet to 9-feet. The building setback along the northern and eastern perimeters meet the minimum setbacks within the Highway 10 Design Overlay District of 40-feet and 30-feet respectively. The applicant is also requesting to not place a land use buffer or screening along the eastern perimeter. There is a large Entergy substation to the east and a self-storage facility to the north. Within the 40-foot landscape buffer the site plan indicates the placement of a landscape berm along Cantrell Road. Shrubs will be placed adjacent to the parking lot to further screen the vehicular use area from Cantrell Road. The driveways shown on the plan have been previously constructed, with permitting obtained from the City of Little Rock and AHTD on the Highway 10 driveway. This drive was required to be right-in/right-out only and is constructed as such. The Highway 10 Design Overlay District states drives are to be allowed at a maximum of one drive per 300-feet and no drive is to be located closer to an intersection than 100-feet. The drives are located with adequate separation from the intersection of Cantrell Road and Chenal Parkway. The site plan indicates a single ground sign at the intersection of Cantrell Road and Chenal Parkway. The sign is proposed consistent with the Highway 10 Design Overlay District, six (6) feet in height and 72 square feet in area. Building signage will be located on the Cantrell Road and Chenal Parkway facades of the building. The sign area will be limited to ten (10) percent of the façade area on each of the facades. August 27, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8043-C 10 All lighting will comply with the minimum standards of the Highway 10 Design Overlay District. All lighting will be designed and located in a manner so as not to disturb the scenic appearance preserved in the corridor. All lighting will be directed into the parking areas and not reflect into the adjacent properties. The Highway 10 Design Overlay District has a minimum lot size and a maximum number of building per commercial development. The Overlay states there is to be a minimum lot size of 2-acres and a maximum of one (1) building per 2-acres. The lot does not contain the minimum square footage as established per the Overlay. The lot contains 1.62-acres. Staff is supportive of the request. The applicant is proposing a development with 14 percent building coverage, 54 percent paved area and 32 percent of the site with landscaping. Although there are variations from the Highway 10 Design Overlay District staff does not feel these variations impact the development or the overall intent of the Overlay District. The lot was established with a reduced lot area as the Parkway was extended north of Cantrell Road. The reduced landscape strips along the northern and eastern perimeters are as were approved with the site plan approval in 2008. Staff feels the request is appropriate for the site. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends the proposed use mix of the development match the available parking on the site. PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation the proposed use mix of the development match the available parking on the site. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. August 27, 2015 ITEM NO.: 13 FILE NO.: Z-9061 NAME: The Plaza Long-form PCD LOCATION: Located on the Southwest corner of 65th Street and Scott Hamilton Road DEVELOPER: 65th Street Land Company, LLC P.O. Box 23670 Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 18.0 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: I-2, Light Industrial ALLOWED USES: Industrial PROPOSED ZONING: PCD PROPOSED USE: Mixed use development including retail, outdoor amusement, restaurant and I-2, Light Industrial District uses VARIANCE/WAIVERS: A variance from the City’s Land Alteration Ordinance to allow advanced grading of the site. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The proposed development contains 18.0-acres and is located on the southwest corner of 65th Street and Scott Hamilton Drive. The property is currently zoned I-2, Light Industrial District. The developer is requesting a rezoning to PCD to allow the use of the property with all permitted I-2, Light Industrial District uses, retail and outdoor amusement. The developer is proposing a “U-Shaped” building with approximately 78,400 square feet of leasable space. The building shape will create a large open place area for outdoor use. This outdoor area will have visibility to the sports fields to the south creating a festive outdoor plaza August 27, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-9061 2 area. The driveways shown on the plan meet the City spacing requirement. Parking is planned around the development with 401 parking spaces provided. B. EXISTING CONDITIONS: The site is located on the southwest corner of 65th Street and Scott Hamilton Road. The site is heavily wooded. To the south of this site is Job Corp of America, west of the site is the Arkansas Food Bank and north of the site are industrial and warehouse uses. East of the site across Scott Hamilton is an equipment leasing business. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All property owners located within 200 feet of the site along with the Upper Baseline Neighborhood Association, the Wakefield Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. West bound left turns will not be allowed into the site from West 65th Street at the east driveway without construction of a center turn lane beginning at the West 65th Street/Scott Hamilton Drive intersection. 2. A 20 foot radial dedication of right-of-way is required at the intersection of West 65th Street and Scott Hamilton Drive. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is a variance requested to advance grade phased construction? If desired, provide proposed phasing plan. 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. August 27, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-9061 3 7. The striped median in Scott Hamilton Drive will be required to be modified for left turn movements to meet AASHTO and MUTCD standards at the time of building permit. 8. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. EAD plan review required for food service uses. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. A three phase underground power line exists along the south edge of the property and three phase overhead lines are in the vicinity, but a block or more away from this location. Contact Entergy in advance regarding future service requirements to the development, line extensions, and future facilities locations as this project proceeds. CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water regarding the size and location of water meter. August 27, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-9061 4 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 9. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal’s Office (Captain Tony Rhodes 501.918.3757). Number and Distribution of Fire Hydrants as per Table C105.1. August 27, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-9061 5 Parks and Recreation: No comment received. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the 65th Street East Planning District. The Land Use Plan shows Industrial (I) for this property. The Industrial category encompasses a wide variety of manufacturing, warehousing research and development, processing, and industry related office and service activities. Industrial development typically occurs on an individual tract basis rather than according to an overall development plan. The applicant has applied for a rezoning from I-2 (Light Industrial District) to PCD (Planned Commercial District) to allow for the development of a soccer complex with an 78,400 square foot retail center on this site. Master Street Plan: 65th Street and Scott Hamilton Road are shown as Minor Arterials on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on 65th Street and Scott Hamilton Road since they are Minor Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: Class II Bike Lanes are shown along both 65th Street and Scott Hamilton Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average August 27, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-9061 6 linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 4. Building landscape areas shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 5. An irrigation system shall be required for developments of one (1) acre or larger 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2015) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff questioned the proposed activities for the future development and questioned if the allowance of an events center was a part of the request. Staff requested any proposed dumpster facilities be included on the proposed site plan. Staff also requested the applicant provide the days and hours of operation for the proposed development. Public Works comments were addressed. Staff stated a grading permit was required prior to any clearing activities on the site. Staff also stated a 20-foot radial dedication of right of way was required at the intersection of 65th Street and Scott Hamilton Drive. Staff stated the City’s stormwater detention ordinance would apply to the development of the site. Staff stated if the disturbed area was more than one (1) acre then a NPDES stormwater permit from the Arkansas Department of Environmental Quality was required. Landscaping comments were addressed. Staff stated screening of the vehicular use area was required along the street right of ways. Staff stated a perimeter planting strip of nine (9) feet was required adjacent to the paved areas. Staff stated building landscape areas were to be a minimum of three (3) feet wide between the proposed building and the vehicular use area. Staff stated an automatic irrigation system was required to water the proposed landscape areas. August 27, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-9061 7 Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the technical issues associated with the request. The applicant has indicated the proposed users of the site will be uses allowed in the I-2, Light Industrial District and the addition of retail sales and outdoor amusement. The applicant has indicated an events center as defined by the zoning ordinance is not being requested. The applicant has stated there may be occasions when there will be tents and or activities at the site in conjunction with a soccer tournament or sporting event. The hours of operation are from 6 am to midnight daily. Staff has concerns with potential outdoor activities such as soccer games and potentially activities within the outdoor plaza area occurring until midnight. Staff recommends all outdoor activities be limited to an ending time of 10 pm. The development contains 18.0-acres and is currently zoned I-2, Light Industrial District. The developer is requesting a rezoning to PCD to allow the use of the property with a mixed use development including soccer fields, retail, restaurant and office uses. The development is proposed with a “U-Shaped” building with approximately 78,400 square feet of leasable space. The building shape will create a large open area for outdoor use. This outdoor area will have visibility to the sports fields to the south creating a plaza area. The maximum building height proposed is 35-feet. The driveways shown on the plan meet the City spacing requirement. A single drive is located into the site from Scott Hamilton Drive. Two (2) drives are proposed from West 65th Street. The eastern most drive is proposed as a right-in/right-out entrance/exit only. The western driveway on Scott Hamilton is a full service driveway. Parking is proposed with 401 parking spaces. Parking for a mixed use development would be calculated at one (1) space per 225 gross square feet of floor area for a total of 348 parking spaces. Staff feels the parking as proposed is adequate to serve the proposed development. Freestanding signage is indicated on the site plan along Scott Hamilton and West 65th Street. The signs are proposed as allowed in industrial zones per the zoning ordinance or a maximum of 30-feet in height and 72 square feet in area. Building August 27, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-9061 8 signage will be located as allowed in shopping center developments. The ordinance states all on-premises wall signs must face required street frontage except in complexes where a sign without street frontage would be the only means of identification for a tenant. Lighting and bleacher style seating for 500 fans with future expansion for an additional 1,000 fans is proposed for the soccer fields/sports complex. The sports complex will also include restrooms, a concession facility, maintenance building, score boards and all associated ancelorary structures and uses. The lighting will be directional, directed downward and into the site to limit the over spilling of light onto adjacent properties. The development is proposed in phases with the soccer fields being constructed in the first phase. The applicant is requesting a variance from the City’s Land Alteration Ordinance to allow grading of the site with the development of the first phase. Staff is supportive of the request. The applicant is seeking approval of the PCD zoning to allow the addition of outdoor amusement as a use for the proposed development. The development is proposed as a mixed use development including the sports fields, retail and office uses. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the development as proposed is appropriate. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request from the City’s Land Alteration Ordinance to allow grading of the site with the first phase of the development. Staff recommends all outdoor activities be limited to an ending time of 10 pm. PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance August 27, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-9061 9 request from the City’s Land Alteration Ordinance to allow grading of the site with the first phase of the development. Staff presented a recommendation that all outdoor activities be limited to an ending time of 10 pm. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. August 27, 2015 ITEM NO.: 14 FILE NO.: Z-9062 NAME: Normandy Park Short-form PD-R LOCATION: Located on the Northeast corner of ‘R’ Street and Normandy Drive DEVELOPER: H & H Builders 2414 North Grant Street Little Rock, AR 72207 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.5 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: 3-buildings of duplex units VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The property is located at 55 Normandy Drive and is currently platted as three (3) single-family residential lots. The existing home was developed on the three (3) lots and fronts onto Normandy Drive. The developer is proposing to raze the existing home and construct duplex units on the individual lots. The duplexes will be oriented toward Normandy Drive similar to the existing home. There is currently new development occurring to the east that fronts on University Avenue. There is a generous open space area to the west that is heavily wooded and provides excellent screening to the west. August 27, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9062 2 B. EXISTING CONDITIONS: The site contains a single-family home located on three (3) platted lots. To the north and south of the site are single-family homes. To the southeast is a bank currently under construction. To the east of this site is a vacant lot currently being used by the construction company for a contractor’s laydown area for the bank which is under construction. To the west of this site is an area of open space. Further west are single-family homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of phone calls from area property owners. All property owners located within 200 feet of the site along with the Heights Neighborhood Association and the Normandy-Shannon Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Normandy Street and ‘R’ Street. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to ‘R’ Street with 5 foot sidewalk with the planned development. The new back of curb should connect with the existing curb to the east and maintain the same width for the entire property frontage. 3. Provide grading and drainage plan to show the amount of remaining front yard when retaining walls, steps and sidewalk is provided for the parallel parking spacing. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 5. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 6. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as-built certification is required for construction of the retaining wall. August 27, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9062 3 7. Provide grading and drainage plan to show the amount of remaining front yard when retaining walls, steps and sidewalk is provided for the parallel parking spacing. 8. The existing street has a width of 15 feet. Fire code requires the minimum street width to be 20 feet. 9. Staff does not recommend the construction of parallel parking spaces on a 15 foot one-way street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy does not object to this proposal. There are a few streetlight poles on this corner, but no other facilities to get in the way. Contact Entergy in advance regarding future service requirements to the development, and future facilities locations as this project proceeds. CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water regarding the size and location of water meter. August 27, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9062 4 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 9. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: No comments Parks and Recreation: No comment received. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density allows for single family homes at densities not to exceed six (6) dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than six (6) units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to PDR (Planned District Residential) to allow for the August 27, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9062 5 development of three (3) attached houses (6 units) or twelve (12) units per acre on this site. Master Street Plan: ‘R’ Street and Normandy Drive are both shown as Local Streets on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2015) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff questioned the occupancy of the units. Staff requested Mr. White provide the proposed construction materials, any proposed fencing and the building height for the new construction. Public Works comments were addressed. Staff stated a grading and drainage plan was required to show the amount of remaining front yard area after any walls were constructed. Staff stated a 20-foot radial dedication of right of way was required for the intersection of Normandy and ‘R’ Street. Staff stated prior to construction a grading and drainage plan was required. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised cover letter addressing a number of the comments raised at the August 5, 2015, Subdivision Committee meeting. The applicant has stated the units are proposed as owner occupied units. The applicant has also provided the proposed construction materials, the proposed fencing and the maximum building height. August 27, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9062 6 The request is to allow the rezoning of this site from R-2, Single-family to PD-R to allow the existing home to be removed to allow the construction of three (3) new buildings of attached housing (duplex units) on the individual lots. The new homes will be oriented toward Normandy Drive similar to the existing home located on the lots. The applicant has indicated the roofs will be steep pitch and architectural shingles. The buildings will use a mix of brick, stone, stucco and hardy board siding. The buildings are proposed two (2) stories with a maximum building height of 35-feet. The applicant has indicated a combination of wrought iron and wood fencing will be placed along the perimeters of the site. The maximum fence height proposed is eight (8) feet. The site plan indicates the placement of the buildings with a 25-foot setback from Normandy Drive. The plan indicates a paved parking behind the building accessed from ‘R’ Street. The parking indicates 18 parking spaces shared by the units. The parking typically required for two-family is 1.5-spaces per unit. The ordinance would typically require the placement of nine (9) parking spaces. Staff is not supportive of the applicant’s request. This area is primarily detached single-family homes constructed on individual lots. Normandy Drive is a narrow street with no curb and gutter. ‘R’ Street is also a substandard street with open ditches for drainage. Staff does not feel this is an appropriate location for this development. The more intensive uses are located along Kavanaugh Boulevard and North University Avenue. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There were registered objectors present. Staff stated the applicant had submitted a request dated August 21, 2015, requesting deferral of the item to the October 8, 2015, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. August 27, 2015 ITEM NO.: 15 FILE NO.: Z-9063 NAME: The Green House Cottages of Poplar Grove Long-form PD-R LOCATION: Located at 7713 Kanis Road DEVELOPER: Little Rock Assets, LLC c/o Southern Administrative Services 2230 S. MacArthur Drive, Suite 9 Alexandria, LA 71301 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 13.5 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District and R-2, Single-family District ALLOWED USES: General retail and Single-family PROPOSED ZONING: PD-R PROPOSED USE: Senior living residences VARIANCE/WAIVERS: A variance from the City’s Land Alteration Ordinance to allow grading of the entire site with construction of the first building. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: This project is located on the south side of Kanis Road between Rodney Parham and John Barrow Roads. The project includes ten (10) one-story senior living residences and a central office/administration building. Each building will contain 12 units. Each unit has a single bedroom/bath. The building has a shared central common area, kitchen spa/beauty shop and library/den. The construction materials for the buildings are proposed as a mix of brick and masonry board siding. The site plan indicates the placement of 102 parking spaces. August 27, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-9063 2 B. EXISTING CONDITIONS: The site contains a mobile home parking along Kanis Road. The remainder of the site is wooded. To the east is a multi-family development and single-family homes. To the west are single-family homes fronting on Kanis Road and homes located within the Kanis Park Subdivision. North of the site are single-family homes and Kanis Park. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. All property owners located within 200 feet of the site along with the John Barrow Neighborhood Association, the Kanis Village Property Owners Association and the Leander Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5-foot sidewalks with the planned development. The proposed plan for widening Kanis Road shows Kanis Road to shift to the south adjacent to this property and neighboring properties with the construction of a possible retaining wall to the east. With that being the case prior to issuance of a building permit, in-lieu of construction a payment should be made to the City of Little Rock for the cost of widening Kanis Road to the Master Street Plan standard. The estimated costs will be reviewed and approved by staff. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. If a variance is requested to advance grade future phases with Phase 1? Is so provide a phasing plan. 4. Stormwater detention ordinance applies to this property. 5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. August 27, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-9063 3 6. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 7. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 501.379.1813, Greg Simmons (gsimmons@littlerock.org) for more information. 8. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards can be achieved by proposed grading and clearing on the subject property and within the public right-of-way. A line of sight graphic should be provided. 9. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 10. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as-built certification is required for construction of the retaining wall. 11. Provide proof of approval of construction of a detention pond and other driveway and parking improvements within the gas line easement. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if new sewer service is required for the project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. A three phase power line exists along Kanis Road on the north side of the property. The entry drive to the new property may require wire height adjustments or pole relocation to allow clearance for construction vehicles underneath the lines. Contact Entergy in advance regarding future service requirements to the development and future facilities locations as this project proceeds. CenterPoint Energy: Please be advised that CenterPoint Energy (CNP) owns and operates natural gas facilities surrounding this future development. Two existing mains are located under the proposed site that are not clearly indicated on the proposal plats. CNP request that all right-of-away and easements be maintained. CNP insist AR One Call be called prior to any future construction August 27, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-9063 4 activities. If there are any questions or concerns please do not hesitate to contact CNP. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water regarding the size and location of water meter. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. August 27, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-9063 5 9. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. August 27, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-9063 6 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Multi-Family Residential Developments. As per Appendix D, Section D106.1 of the 2012 Arkansas Fire Prevention Code Vol. 1. Projects having more than 100 dwelling units. Multiple-family residential projects having more than 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads. Exception: Projects having up to 200 dwelling units may have a single approved fire apparatus access road when all building, including nonresidential occupancies are equipped throughout with approved automatic sprinkler systems installed in accordance with Section 903.3.1.1 or 903.3.1.2 As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention Code Vol. 1. Projects having more than 200 dwelling units. Multiple-family residential projects having more than 200 dwelling units shall be provided with two separate and approved fire apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler system. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal’s Office (Captain Tony Rhodes 501.918.3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Residential Low Density (RL) and Mobile Home Park (MH) for this property. Residential Low Density allows for single family homes at August 27, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-9063 7 densities not to exceed six (6) dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than six (6) units per acre. The Mobile Home category accommodates an area specifically developed to accommodate mobile homes. The applicant has applied for a rezoning from R-2 (Single Family District) and C-3 (General Commercial District) to PDR (Planned District Residential) to allow for the development of an assisted housing development of ten (10) buildings with 120-beds on the site. Master Street Plan: Kanis Road is shown as a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road since it is Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Interior landscape areas shall comprise at least eight (8) percent of any vehicular use area containing twelve (12) or more parking spaces. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 3. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the admin / rehab building, excluding truck loading or service areas not open to public parking. These areas shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. 4. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The surrounding properties are zoned R-2, Single-family or MF18. The minimum dimension shall be nine (9) feet. The maximum dimension required shall be fifty (50) feet. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape August 27, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-9063 8 ordinance of the City, Section 15-81. Screening of the adjacent properties will be required. 5. An irrigation system shall be required for developments of one (1) acre or larger. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2015) Mr. Tim Daters of White-Daters and Associates was present representing the request. Staff presented an overview of the development stating there were a few outstanding technical issues in need of addressing related to the proposed site plan. Staff requested Mr. Daters provide the proposed phasing plan. Staff also requested Mr. Daters provide on the site plan any areas of outdoor patios, recreational areas or outdoor gardens. Staff also requested Mr. Daters provide the proposed clientele the development would serve. Public Works comments were addressed. Staff stated right of way dedication on Kanis Road was required to meet the Master Street Plan for a minor arterial. Staff stated a grading permit was required prior to any construction activity on the site. Staff also stated prior to construction of any retaining walls an engineer’s certification of design was required and after construction an as-built certification was required. Landscaping comments were addressed. Staff stated a land use buffer was required along the perimeters which abutted single-family zoned or used property. Staff stated screening was also required in these areas. Staff stated an automatic irrigation system was required to water landscaped areas. Staff stated interior landscaping should comprise at least eight (8) percent of the vehicular use area containing twelve (12) or more parking spaces. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan and cover letter to staff addressing a number of the technical issues associated with the request. The development is proposed to be constructed in a continuous flow but each building will be constructed and completed prior to beginning construction on the next building. August 27, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-9063 9 The applicant is requesting a variance from the City’s Land Alteration Ordinance to allow grading of the entire site with the initiation of construction of the first building. The applicant has noted the developer will complete the master street plan improvements to Kanis Road, provide an in-lieu contribution or some other arrangement acceptable to the City. The request is a rezoning from C-3, General Commercial District and R-2, Single-family District to PD-R to allow the development of this 13.5-acre site with a rehabilitation and senior living community. The project includes ten (10) one-story senior living residences (cottages and therapy cottage) and a central office/administration building. Each of the buildings contain twelve (12) units. Each unit has a single bedroom/bath. The buildings have a shared central common area, kitchen, spa/beauty shop and library/den. There will be an assistant present at all times in each of the buildings. The nine (9) cottage buildings are proposed with 85,750 square feet of floor area. The administration and therapy cottage contain 18,850 square feet of floor area. The building coverage is 2.40-acres or 17.8 percent of the site. Some of the buildings will be connected with enclosed walkways. An internal path system is proposed within the development. The applicant has indicated there will not be any exterior common patio areas or areas designated as common open space. The construction materials for the buildings are proposed as a mix of brick and masonry board siding. The roofs are composite asphalt shingles. The maximum building height proposed is 25-feet. The site plan indicates the placement of 102 parking spaces. Parking for a nursing home is typically calculated at one (1) parking space per bed. Parking for elderly housing is typically calculated at ½ space per unit. The development is proposed as a hybrid between the two (2) uses. Staff feels the parking as proposed is adequate to serve the development. The site plan indicates the placement of a single development sign along Kanis Road. The sign is noted as the maximum allowed by ordinance. Typically signage allowed for this type development would be signage allowed for multi-family developments or a maximum of six (6) feet in height and twenty-four (24) square feet in area. Staff is supportive of the applicant’s request. The development is proposed as a senior living community with 120-beds for a density of 8.8-units per acre. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the rezoning request to PD-R to allow the development as proposed will have limited impact on the area. August 27, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-9063 10 I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request from the City’s Land Alteration Ordinance to allow grading of the site with the construction of the first building. PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request from the City’s Land Alteration Ordinance to allow grading of the site with the construction of the first building. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. August 27, 2015 ITEM NO.: 16 FILE NO.: Z-9064 NAME: Isom Short-form PD-O, located at 3224 Shackleford Pass LOCATION: Located at 3224 Shackleford Pass DEVELOPER: Roma Isom 3224 Shackleford Pass Little Rock, AR 72205 ARCHITECT: Kwendeche, AIA 2124 Rice Street Little Rock, AR 72202 SURVEYOR: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.69 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-O PROPOSED USE: General and professional office VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The existing 2,500 square foot one story residential designed house is currently used as a single-family residence and is intended to be converted for use as professional office for a real estate developer, his staff, and two-tenant office spaces for general and professional office uses. The existing footprint of the August 27, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9064 2 house will be retained except for the intended enclosure of a rear open deck to provide additional air-conditioned office space. A new paved parking lot will be installed in the front yard for four (4) vehicular parking spaces. The site plan includes the placement of five (5) parking spaces in the rear yard served by a 12-foot wide driveway extending north of the building. The existing aluminum picket fence on the front of the property will be relocated to the west to allow installation of a new five (5) foot wide sidewalk. All other fences locations will remain in place. A new treated wood wheelchair accessible ramp will be installed at the entry front of the house and the existing garage doors will be removed and replaced with a new solid clad façade with an entry door. Building signage will be installed in accordance with the current sign ordinance and the existing trees and shrubbery will be retained in non-paved areas. A single ground sign will be located along Shackleford Pass. The applicant is requesting to not install screening via a solid fence or wall or evergreen plantings along the southern and western perimeters of the site. Both areas are heavily wooded and are currently not developed. The applicant has stated should these areas develop with a use less intensive than the office use proposed by the applicant the required screening will be put in place by the applicant. B. EXISTING CONDITIONS: The site contains a single-family home. The areas to the west and south are heavily wooded. To the north is a property zoned PD-C which was approved as a contractor’s office and storage yard. East of the site are properties zoned PCD. The northern lot is an office use. The southern lot is a mixed office and office warehouse development. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All property owners located within 200 feet of the site along with the John Barrow Neighborhood Association were notified of the public hearing. August 27, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9064 3 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Due to the proposed use of the property, the Master Street Plan specifies that Shackleford Pass for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Shackleford Pass including 5-foot sidewalks with the planned development. The new curb should connect with the existing curb to the north and maintain the same width of 15.5 feet from centerline. 3. Remove portions of the existing fence along the north property line out of the right-of-way. 4. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if new sewer service is required for this project. This address not currently connected to the City sewer system. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this renovation proposal. Overhead facilities are in place serving the existing structure. Contact Entergy in advance regarding future service requirements if they are different than what currently exist. CenterPoint Energy: Please be advised that CenterPoint Energy (CNP) owns and operates natural gas facilities along the eastern property line. An existing service line is under the site for the new parking lot shown in the proposed drawing. CNP request that all right-of-way and easements be maintained. CNP insist AR One Call be called prior to any future construction activities. If there are any questions or concerns please do not hesitate to contact CNP. AT & T: No comment received. August 27, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9064 4 Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Contact Central Arkansas Water regarding the size and location of water meter. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 8. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 9. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. August 27, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9064 5 10. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7.Locking device specifications shall be submitted for approval \by the fire code official. 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. August 27, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9064 6 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal’s Office (Captain Tony Rhodes 501.918.3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Building Code: Due to the occupancy the facility must comply with all 2012 Arkansas Fire Prevention Codes. Contact Building Codes for an on-site inspection to review conditions and requirements. Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the I-430 Planning District. The Land Use Plan shows Mixed Use (MX) for this property. The Mixed Use category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three (3). The applicant has applied for a rezoning from R-2 (Single Family District) to PDO (Planned District Office) to allow for the conversion of the house on the site to an office building with parking. Master Street Plan: Shackleford Pass is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. August 27, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9064 7 Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) the full width requirement but in no case less than nine (9) feet. The maximum dimension required shall be fifty (50) feet. 3. Trees and shrubs are required planed adjacent to street right-of-way. Plant material is to be provided at one (1) tree and three (3) shrubs for every 30 linear feet. Existing trees and vegetation can be used to satisfy landscape requirements. 4. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 5. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 6. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The minimum dimension shall be nine (9) feet. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. The plantings, existing and purposed, shall be provided within the landscape ordinance of the City, Section 15-81. The properties to the south and west are zoned R-2, screening will be required. 7. An irrigation system shall be required for developments of one (1) acre or larger. For developments of less than one (1) acre a there shall be a water source within seventy-five (75) feet of the plants to be irrigated. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2015) The applicant was present representing the request. Staff presented an overview of the item stating there were a few outstanding technical issues associated with the request in need of addressing prior to the Commission August 27, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9064 8 hearing the final request. Staff requested the applicant provide the days and hours of operation, the number of office suites and any proposed dumpster locations. Public Works comments were addressed. Staff stated a dedication of right of way to 30-feet from centerline was required to meet the minimum Master Street Plan requirement. Staff stated street construction was required along Shackleford Pass to correspond with the street widening to the north. Staff stated the back of curb should be located a minimum of 15.5-feet from centerline. Landscaping comments were addressed. Staff stated screening of the vehicular use area was required along Shackleford Pass. Staff stated a minimum landscape strip of nine (9) feet was required along perimeters of the site abutting the paved areas. Staff stated a land use buffer and screening was required along the southern and western perimeters of the site. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan addressing a number of the issues raised at the August 5, 2015, Subdivision Committee meeting. The applicant has provided the days and hours of operation, the number of office suites and stated there will not be a dumpster at this site. The revised site plan indicates the right of way dedication per the master street plan and the applicant has indicated street construction will be installed per the boundary street ordinance requirements. The applicant is requesting to rezone the site from R-2, Single-family to PD-O. An existing 2,500 square foot one story residential house is proposed for conversion to an office use as professional office for a real estate developer, his staff, and two-tenant office spaces for general and professional office uses. The existing footprint of the house will be retained except for the intended enclosure of a rear open deck to provide additional air-conditioned office space. The hours of operation are from 8 am to 5 pm Monday through Friday. A new paved parking lot will be installed in the front yard for four (4) vehicular parking spaces. The site plan includes the placement of five (5) parking spaces in the rear yard served by a 12-foot wide driveway extending north of the building. The rear parking is proposed as employee parking. Staff recommends based on the width of the driveway which does not allow for two-way traffic the drive and parking be signed as employee parking only. August 27, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9064 9 The site plan indicates the placement of seven (7) staff office suite, a director’s office suite and two (2) lease spaces. The site plan indicates the placement of nine (9) parking spaces to serve the site. The applicant has indicated of the seven (7) agents there are few occasions all the agents are in the office at the same time and very seldom are more than one (1) agent serving a client in their office. Parking for an office use based on one (1) parking space per 400 gross square feet of floor area would typically require the placement of six (6) parking spaces. Staff has concerns the parking as proposed may not be adequate to serve the office use should all the agents be in the office along with the two (2) lease tenants. There is adequate area to the west of the proposed rear parking area to add additional parking should parking become an issue in the future. The existing aluminum picket fence on the front of the property will be relocated to the west to allow installation of a new five (5) foot wide sidewalk. All other fences locations will remain as currently exist. The applicant is requesting to not install screening via a solid fence or wall or evergreen plantings along the southern and western perimeters of the site. Both areas are heavily wooded and are currently not developed. The applicant has stated should these areas develop with a use less intense than the office use proposed by the applicant the required screening will be put in place by the applicant. Building signage will be installed in accordance with the current sign ordinance. Building signage will be limited to a maximum of ten (10) percent of the façade area abutting the public street. A single ground sign will be located along Shackleford Pass. The applicant has not indicated the size of the sign. Staff recommends the ground sign be limited to signage allowed in office zones or a maximum of six (6) feet in height and 64 square feet in area. Staff is supportive of the request. To staff’s knowledge there are no outstanding technical issues associated with the request. Staff feels the redevelopment of the site as proposed by the applicant is appropriate. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. August 27, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9064 10 PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. August 27, 2015 ITEM NO.: 17 FILE NO.: LA-0065 NAME: Stagecoach Road and Baseline Road Timber Harvest Variance Request LOCATION: Southeast corner of Stagecoach Road and Baseline Road APPLICANT: DZH LLC APPLICANT’S REPRESENTATIVE: Andrew Hicks AREA: Approximately 5.2 acres CURRENT ZONING: C3 VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Regulations to harvest timber on approximately 5.2 acres. A. PROPOSAL/REQUEST: Applicant is requesting a variance from the Land Alteration Regulations to harvest timber on approximately 5.2 acres located on the southeast corner of Stagecoach Rd and Baseline Road. The variance would allow staff to issue a grading permit for the timber harvesting activities without imminent construction. B. EXISTING CONDITIONS: The 5.2 acre property is dense tree covered. The property drains generally to the east and into Fourche Creek. East of the subject property is undeveloped tree covered property zoned R2. The majority of this property is within the Fourche Creek floodway and floodplain. South of the subject property are the Dollar General Store and an unoccupied residential property zoned R2 with a single house. North of the subject property is Baseline Road. To the north of Baseline Rd is Walgreens Pharmacy. West of the subject property is Stagecoach Road. West of Stagecoach Rd are two (2) properties zoned C3. One (1) property is undeveloped and the other property is a strip center and convenience store. Also, three (3) properties zoned R2 with single family homes are also located west of Stagecoach Rd. C. NEIGHBORHOOD COMMENTS: Staff has been provided proof of notifications being mailed by the applicant to all adjacent property owners including those across streets and alleys. As of the time of writing, staff has not received any telephone calls or emails with questions or desiring additional information. August 27, 2015 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: LA-0065 2 D. ENGINEERING COMMENTS: 1. Harvest activities must comply with state and federal forestry harvest techniques and code. 2. Tree tops and debris generated from the harvest activity must be removed at the conclusion of harvest to reduce the potential fire hazard. Contact the Little Rock Fire Department for conditions and additional requirements. How will the tops and debris be removed? 3. Vegetation must be established on disturbed area within 21 days of completion of harvest activities. 4. A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. 5. The harvest activities shall be expediently completed in a time frame not to exceed one (1) year in duration from the time work commences to installation of all final erosion control measures and vegetation. 6. All erosion and stabilization controls, including permanent vegetation are to be maintained by the responsible party for a period of 2 years following completion of site work. 7. Maintenance for the 2 year period shall be guaranteed through posting of cash, surety bond or letter of credit as referenced in Sec. 31-431(2) at the time of final inspection of the harvest and grading activities. 8. All required federal, state, and local permits and approvals shall be obtained prior to commencement of land alteration activities. 9. Public works staff must be contacted for inspection for final approval of site stabilization prior to acceptance and relinquishment of maintenance bond. 10. Provide location of vehicle tracking pad constructed per Little Rock Code Sec. 29-190(12). 11. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. Contact AHTD to determine if a permit is needed for a temporary access driveway to Stagecoach Rd and/or Baseline Rd. 12. Erosion controls must be installed to reduce discharge of polluted stormwater. The proposed erosion control devices must be shown on the harvest plan must be provided with a grading permit application at the time harvest is desired. 13. Is the interior of the property proposed to be clear cut? 14. Due to the existing sewer line and easement, contact Vince Hotho of the Little Rock Wastewater Utility at 501-688-1452 or 501-442-6042 prior to beginning harvest activities to obtain the special protection provisions. August 27, 2015 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: LA-0065 3 E. PLANNING STAFF COMMENTS: No comments F. SUBDIVISION COMMITTEE: Ken Davenport and Andrew Hicks were present representing the applicant. Staff presented an overview of the variance application. Staff requested additional information be provided to explain if the interior of the site was to be clear cut or selective cut. Mr. Hicks said the interior of the site would be select cut. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. G. ANALYSIS: The applicant is proposing to harvest timber on approximately 5.2 acres. The timber harvest plan identifies a mixture of pine, gum,oak, and miscellaneous hardwood trees. The plan states the owner desires to conduct a partial removal of trees in the stand for the purpose of improving the curbside appeal of the property. The timber harvest plan identifies a total of approximately 124 trees per forested acre. The applicant proposes to perform an improvement cut that targets approximately 50% of the trees from the property. The plan proposes to retain the largest trees due they generate considerable debris and in the felling process can damage other trees. The plan proposes to remove trees between 6 and 14 inches in diameter at breast high. The timber harvest plan shows 40 ft undisturbed buffers to be maintained adjacent to Baseline Rd to the north and Dollar General and the unoccupied residential property to the south. 25 ft undisturbed buffers will be maintained adjacent to Stagecoach Rd to the west and the vacant floodway property to the east. Access to the property is proposed to be taken from Stagecoach Rd at the first driveway north of the Dollar General. After the harvest is complete the owner desires to obtain a permit from AHTD and install a permanent concrete driveway at this location. The applicant has agreed to remove all tree tops and debris generated from the project by either burning or hauling off. The applicant has also agreed to obtain a grading permit and install erosion controls prior to beginning work and post a maintenance bond at the completion. The applicant has agreed that the project will be completed in less than 1 year. H. RECOMMENDATION: Staff recommends approval of the timber harvest variance request subject to compliance with the following comments and conditions: 1. The undisturbed buffers should be marked on site with paint and/or flagging; 2. A grading permit should be obtained prior to the start of harvest showing the proposed erosion control devices; August 27, 2015 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: LA-0065 4 3. Mud and debris tracked on Stagecoach Rd. should be removed immediately. 4. Little Rock Wastewater Utility should be contact prior to beginning harvest. PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the timber harvest variance request subject to compliance with the following comments and conditions: 1. The undisturbed buffers should be marked on site with paint and/or flagging; 2. A grading permit should be obtained prior to the start of harvest showing the proposed erosion control devices; 3. Mud and debris tracked on Stagecoach Rd. should be removed immediately. 4. Little Rock Wastewater Utility should be contact prior to beginning harvest. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. DATE, PLANNING COMMISSION VOTE RECORD ,/'/) AI',5 -n "- A / i A Xa MEMBER l BELT, JENNIFER MARTINEZ BERRY, CRAIG BROCK, TOM BUBBUS, ALAN BYNUM, BUELAH COX, KEITH DILLON, JANET �...■ ®�® ei fi ® ®.._ FINNEY, REBECCA ..®m®© n®m®.. HAMILTON, SCOTT 'A LATTURE, PAUL m... .®a®®®® ®m.. MAY, BILL B. •mum®m®®m.. 3 / did i3 1 1-3' 'V h e y' /J$ /.l i J ,'_ A. k 9 /a "> ✓.? A & MEMBER l ;BELT, JENNIFER MA�TIN-�EZ-- BERRY, CRAIG BROCK, TOM BU BBUS, ALAN �COX, KEITH DILLON, �...■ ®�® ei fi ® ®.._ REBECCA ..®m®© n®m®.. LHAMILTON, SCOTT 'A • • • ` m... .®a®®®® ®m.. • BILL :.■.. •mum®m®®m.. ,,�� _ Meeting Adjourned ( ' � _^ P.M. AYE NAYEABSENT ABSTAIN RECUSE August 27, 2015 There being no further business before the Commission, the meeting was adjourned at 6:05 p.m. Date _