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pc_06 08 2017sub LITTLE ROCK PLANNING COMMISSION SUBDIVISION HEARING SUMMARY AND MINUTE RECORD JUNE 8, 2017 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 Alan Bubbus Buelah Bynum Keith Cox Janet Dillon Rebecca Finney Scott D. Hamilton Troy Laha Paul Latture Bill May Robert Stebbins Members Absent: None City Attorney: Shawn Overton III. Approval of the Minutes of the April 27, 2017 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION SUBDIVISION AGENDA JUNE 8, 2017 OLD BUSINESS: Item Number: File Number: Title: A. S-1786 Greenwood Addition Preliminary Plat, located in the 16400 Block of Crystal Valley Road. B. LA-0074 Bowman Road at Executive Center Drive Advanced Grading Variance, located on the West side of Bowman Road at Executive Center Drive. C. LA-0075 Springtree Subdivision Advanced Grading Variance, located South of Ponderosa Drive and South of Springtree Drive. D. S-1776 Mountain Valley Preliminary Plat, located at 25616 Highway 10. NEW BUSINESS: I. PRELIMINARY PLAT/REPLAT/SITE PLAN REVIEW : Item Number: File Number: Title: 1. S-128-PPP Stephens Addition Replat Lots 2R-A, 2R-B and 2R-C, located at 7 – 11 Pine View Place. 2. S-1793 Hyde Park Replat, located on the East side of Madison Street between Charles Bussey Avenue and West 22 nd Street. 3. S-1794 Wisteria Addition Preliminary Plat, located on the West side of David O Dodd Road, just South of Koen Lane. 4. S-1312-A Markham Center Square Subdivision Site Plan Review, located at 9101 West Markham Street. Agenda, Page Two II. PLANNED DEVELOPMENTS: Item Number: File Number: Title: 5. Z-1412-C LBPC Short-form PID, located at 1637 East 15th Street. 6. Z-4470-I Lot 2 Chenal Commercial Park Short-form PCD, located on the West side of Wellington Hills Road in the 100 Block of Wellington Hills Road. 7. Z-5099-G Lots 9B – 9E Northwest Territory Short-form PCD Reinstatement, located on the South side of Chenal Parkway and North of Cantrell Road, just West of the Chenal Parkway/Cantrell Road intersection. 8. Z-5773-B St. Margaret’s Episcopal Church Long-form PD-R, located at 20900 Chenal Parkway. 9. Z-6698-D Norris Furniture Revised Short-form PCD, located at 3900 John Barrow Road. 10. Z-7500-F The Hamilton Apartments Long-form PD-R, located behind 14524 – 14810 Cantrell Road. 11. Z-7812-B The Islamic Center of Little Rock West Short-form PD-R, located at 14900 Kanis Road. 12. Z-9218 714 Woodrow Street Short-form PCD, located at 716 - 724 Woodrow Street. 13. Z-9219 Mickles Short-form PD-C, located at 2904 South Arch Street. 14. Z-9220 The Parks Long-form PD-R, located on the East side of Mann Road, just South of Wilderness Road in the 9500 – 9700 Block of Mann Road. 15. Z-2502-C Islamic Center Long-form PCD Revocation, located between 40th Street and Colonel Glenn Road on the West side of Whitfield Street. June 8, 2017 ITEM NO.: A FILE NO.: S-1786 NAME: Greenwood Addition Preliminary Plat LOCATION: Located in the 16400 Block of Crystal Valley Road DEVELOPER: Daniel Greenwood 7401 Grade Drive Little Rock, AR 72210 ENGINEER: Ed Lofton 15415 Oakcrest Lane Little Rock, AR 72206 AREA: 4.97 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF WARD: N/A PLANNING DISTRICT: 17 – Crystal Valley CENSUS TRACT: 42.21 CURRENT ZONING: R-2, Single-family VARIANCE/WAIVERS: A variance from Section 31-231 to allow the creation of lots without public street frontage. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting preliminary plat approval to allow the creation of three (3) residential lots from this existing 4.97-acre tract. The lots are proposed containing 1-acre up to 2.17-acres. Lot 1 is located along Crystal Valley Road and is indicated with a depth of 285-feet and a width of 330-feet. The total acreage for Lot 1 is 2.17-acres. Lot 2 is indicated containing 1-acre. The lot is proposed 131-feet deep by 300-feet wide. Lot 3 is indicated with a lot width of 330-feet and a lot depth of 237-feet containing 1.8-acres. The lots are proposed with an access and utility easement 20 -feet wide along the western boundary of the lots. The development of the lots as proposed will require a variance from Section 31-231. The ordinance states lots are to abut a public street except where private streets are explicitly approved by the Planning Commission. June 8, 2017 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1786 2 B. EXISTING CONDITIONS: The site is located on Crystal Valley Road, outside the City limits of Little Rock but within the City’s Extraterritorial Planning Jurisdiction. The area is predominately single-family homes located on acreage. Most of the homes in the area are site built homes but there are also manufactured homes located in the general area. There is a PCD zoned property located to the northwest of this site. The property was zoned as a part of the City’s Extraterritorial Planning but is currently not being used as a commercial use. Crystal Valley Road is developed with a rural design standard with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: All abutting property owners along with the Crystal Valley Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Crystal Valley 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 Crystal Valley Road with the planned development. A 6 foot paved shoulder should be constructed on Crystal Valley Road adjacent to the subject property. 3. The access easement should be constructed with a concrete apron at Crystal Valley Road per City Ordinance. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Outside the service boundary. No comment. Entergy: Entergy does not object to this proposal. An existing three phase power line exists along the north side of Crystal Valley Road and a single phase line exists along the east side of Lovia Lane bordering this property. There do not appear to be any existing conflicts. Contact Entergy in advance to discuss future service requirements, new facilities locations and adjustments to existing facilities (if any) as this property is developed. Centerpoint Energy: No comment received. June 8, 2017 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1786 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. A water main extension will be needed to provide water service to this property. 3. 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. 4. 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. 5. 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. 6. 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 . 7. Contact Central Arkansas Water regarding the size and location of the water meter. 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. 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 (Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. June 8, 2017 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1786 4 County Planning: 1. Provide the bill of assurance. 2. Show State Plane Coordinates for two lot property corners. 3. Show distances to second section corner. Show State Plan Coordinates for both section corners. 4. Provide Health Department approval for all three (3) lots. 5. Pay $10.00 review fee. 6. Add note to plat and bill of assurance stating the rear setback for all lots is a 25-foot minimum and side yard setbacks to be a minimum of 8 -feet. 7. Obtain driveway permits from Pulaski County for all new driveways off Crystal Valley Road. 8. Remove the certificate of recording from the plat. Rock Region Metro: Location is not currently served by METRO. We have no objections to the replat of three residential lots. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (February 22, 2017) Mr. Ed Lofton 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 Lovia Lane was a private access easement and unless the applicant had permission from the property owner to use Lovia Lane as access to the new lots access was to be taken from a different access point. Public Works comments were addressed. Staff stated right of way dedication to Crystal Valley Road was required to meet the City’s Master Street Plan. Staff stated a dedication of 45-feet from centerline was required. Staff stated the access easement driveway at Crystal Valley Road should be constructed with a concrete apron. June 8, 2017 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1786 5 Staff requested the applicant contact the area Volunteer Fire Department concerning the proposed platting of the three (3) lots. Staff also requested the applicant provide a letter from the fire department concerning the need for the placement of fire hydrants. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for di scussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant provided a revised plat to staff addressing most of the technical issues associated with the proposed request. The plat indicates the right of way dedication of 45-feet from centerline along Crystal Valley Road will be provided. The applicant has also indicated access to the lots will be taken from a point other than Lovia Lane. The area volunteer fire department does not have concerns with the platting of the lots as proposed. It does not appear there is a need for an additional fire hydrant. The request is for preliminary plat approval to allow the creation of three (3) residential lots from an existing 4.97-acre tract. The lots are proposed containing 1-acre up to 2.17-acres. Lot 1 is located along Crystal Valley Road with a total acreage for Lot 1 of 2.17 -acres. Lot 2 is indicated containing 1-acre. Lot 3 is indicated containing 1.8-acres. The lots are located outside the City limits of Little Rock and will not be provided with sewer service from the City. The Subdivision Ordinance (Section 31 -400) states for residential lots or development tracts not served by a public or community sanitary sewerage system whose disposal is approved by the state department of pollution control and ecology, the subdivider shall submit documentation with submission of the preliminary plat that the state department of health, or its delegated authority, will approve septic tank i nstallations, or other individual wastewater disposal methods for service to the subdivision proposed to be platted. The applicant has provided a letter indicating based on a soils suitability test the three (3) lots will support a subsurface septic syste m. Upon approval of the preliminary plat and prior to the issuance of a 911 address by the County the applicant must provide the septic tank permit approval from the Arkansas Department of Health. The lots are proposed with an access and utility eas ement 20-feet wide along the western boundary of the lots. The development of the lots as proposed will require a variance from Section 31-231. The ordinance states lots are to abut a June 8, 2017 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1786 6 public street except where private streets are explicitly approved by the Planning Commission. Staff is supportive of the applicant’s request to allow the platting of the lots as proposed. The site is located outside the City limits of Little Rock but within the City’s Extraterritorial Planning Jurisdiction. The lots are indicated with adequate area to meet the typical setbacks of the R-2, Single-family zoning district. The applicant has provided a letter from a Certified Design Professional approved by the Arkansas Department of Health concerning the proposed wastewa ter treatment, septic systems, for the future homes and indicating the lots as proposed are adequate to support septic systems. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the plat 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: (MARCH 16, 2017) The applicant was present. There was one (1) registered objector present. Staff presented the item stating the applicant had submitted a request dated March 8, 2017, requesting deferral of this item to the April 27, 2017, 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 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant is working with the adjacent property owner to secure an access agreement to allow the three (3) proposed lots to take access to Lovia Lane. If the agreement is reached staff recommends the applicant provide a preliminary plat which indicates access from Lovia Lane. Should an agreement not be reached staff continues to recommend the applicant take access to the proposed lots from a point other than Lovia Lane. June 8, 2017 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1786 7 PLANNING COMMISSION ACTION: (APRIL 27, 2017) The applicant was present. There was one (1) registered objector present. Staff presented the item with a recommendation of approval of the request. Staff stated the item was previously deferred to allow the property owners on each side of Lovia Lane to determine access rights to Lovia Lane . Staff stated the City was no longer concerned with access for this development. Staff presented a recommendation of approval of the request to allow the creation of the three (3) lot plat as proposed. Staff ’s recommendation included 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 Section 31-231 to allow Lots 2 and 3 to develop as lots without public street frontage. Mr. Danny Greenwood addressed the Commission on the merits of his request. He stated he would allow the opposition to speak and then address their concerns. Mr. Robert Cochran addressed the Commission stating his concern was with the use of the western side of the Greenwood property as access to the new lots. He stated if access was proposed from the eastern side then he was not opposed to the request. He stated his concern was screening, the place of vegetation and access to the new lots along the western side of the property. He stated staff presented the item stating access was from the east which addressed his concerns. Mr. Greenwood stated he was requesting the allowance of access along the western perimeter. He stated the desire was to take access from the east side, Lovia Lane, but if an agreement could not be reached he wanted the flexibility to allow access along the west. Mr. Ed Lofton, the project engineer stated the access was a 30 -foot access and utility easement along the western side of the property. He stated this would allow for adequate access and for the utilities to serve the rear lots with sufficient area to extend the required utility services. Commissioner Laha stated he felt the 30 -foot indicated was not sufficient to meet the needs of the utilities. He stated he felt the easement should be 25-feet for each lot. There was a general discussion by the Commission concerning the request and the location of utilities. The Commission also questioned if the applicant would use the western side of the property for access. Mr. Greenwood stated he desired to use his property in the manner that best served his family’s needs. The Commission questioned Mr. Greenwood if he desired a deferral to allow him time to determine the location of the utilities and if the western driveway was required. June 8, 2017 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1786 8 Mr. Greenwood requested a deferral of the item. The Chair entertained a motion for approval of the deferral request to the June 8, 2017, public hearing. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. STAFF UPDATE: The applicant has review the need for easements with the various utility companies and they have indicated the desire for a 30 -foot utility easement along the western boundary of this property. Staff continues to support the request and the requested variance to allow the creation of lots without public street frontage. PLANNING COMMISSION ACTION: (JUNE 8, 2017) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had contacted the various utility companies and they had indicated the desire for a 30-foot utility easement on the western boundary. Staff stated all access would be taken via an access easement along the eastern boundary. Staff stated there were no remaining outstanding technical issues associated with the request. There was no further discussion. A motion was made to approve the request as recommended by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. June 8, 2017 ITEM NO.: B FILE NO.: LA-0074 NAME: Bowman Road at Executive Center Drive Advanced Grading Variance LOCATION: West side of Bowman Road at Executive Center Drive APPLICANT: Westrock Partnership APPLICANT’S REPRESENTATIVE: White-Daters & Associates AREA: Approximately 5 acres CURRENT ZONING: R2 VARIANCES/WAIVERS REQUESTED: A variance to advance grade the subject property without imminent construction. A. PROPOSAL/REQUEST: The applicant is requesting a variance to advanced grade the subject property located on the west side of Bowman Road at Executive Center Drive approximately 1800 ft. south of Kanis Road. The property is approximately 5 acres in size. The variance would allow staff to issue a grading permit for the advance grading activities without imminent construction. Cut material is proposed to be removed from the site and hauled to a nearby construction site or possibly the Kanis Road Widening Project. B. EXISTING CONDITIONS: The 5 acre property is hilly with dense trees. The property slopes down from west to east from the rear of the Cherry Creek Addition residential lots to the existing Bowman Rd right-of-way. The vertical grade difference is 160 ft. The subject property is R2, single family residential. East of the subject property is Bowman Road and Executive Center Drive. East of Bowman Road is undeveloped preliminary platted lots which are zoned O3 and O1. West of the subject property is the developed Cherry Creek Addition residential subdivision. South of the property are additional lots in Cherry Creek Addition located on the westside of Bowman Road. Also south of the property but east of Bowman Road is the developed Sandpiper West residential subdivision zoned R2. The undeveloped O1 zoned property located on the southside of Executive Center Drive is buffered from the Sandpiper West subdivision by a strip of OS, Open Space, zoned property. North of the subject property and west of Bowman Road June 8, 2017 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: LA-0074 2 is Cherry Laurel Drive. North of Cherry Laurel Drive are more R2 zoned properties in the Cherry Creek Addition. Also, north of the subject property and east of Bowman Road is an undeveloped preliminary platted lot as previously referenced which is zoned O3. Further north of this undeveloped lo t is the developed Edwards Subdivision which is zoned POD with office warehouse type uses. C. NEIGHBORHOOD COMMENTS: At the time of writing, staff has not been provided proof of notifications being mailed by the applicant to all adjacent property owne rs including those across streets and alleys. Also at the time of writing, staff has received one (1) telephone call desiring additional information. D. ENGINEERING COMMENTS: 1. Two (2) variances are being requested from the Land Alteration Ordinance fo r this application. 1. Advanced Grading Variance; 2. Exceed the cut, fill, and slope requirements (Sec. 29 -190) for a 15 vertical ft. cut without an architectural stone face (retaining wall). 2. The site has not been posted. Obtain signage from the Pub lic Works Dept. 3. The cut should not begin until 10 ft. from the west property line. 4. Provide a certified geotechnical analysis for the proposed cut slopes for sliding, bearing, overturning, and global stability. 5. Per Sec. 29-190(1) e, the terraces shall be landscaped with dense evergreen planting sufficient to screen the cut or fill slope. Other plantings in addition to pine trees should be installed. Revise plan with plantings. Irrigation should be provided to assure the success of the new plantings until maturation. 6. Section 29-190(16), states care shall be exercised to minimize the risk of damage from or to pedestrians and vehicular traffic in the vicinity of a cut or fill by placement of handrails, guardrails, fencing or landscaping. 7. What is the timing on street construction? E. PLANNING STAFF COMMENTS: No comments. June 8, 2017 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: LA-0074 3 F. SUBDIVISION COMMITTEE: Brian Dale of White-Daters & Associates was present representing the applicant. Staff presented an overview of the variance application. Mr. Dale stated the cu t was planned to be used for the Kanis Road Widening Project. 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 advance clear and grade approximately 5 acres on the west side of Bowman Road at Executive Center Drive. The applicant has no plans to relocate Bowman Road following the completion of the mass excavation project. The relocation of Bowman Road in conformance with the Bowman Road Alignment Study will enlarge the undeveloped preliminarily platted lots on the east side of Bowman Road which are also owned by the applicant. Fill material will be excavated from the subject property with a 160 ft . grade difference from west to east and trucked to a nearby construction site. The applicant is hoping the excavated material can be used on the proposed Kanis Road Widening Project. If the material is not used on the Kanis Road Widening Project, a grading permit will be required to be obtained for the nearby construction site which receives the fill material. The first plan showed two (2) 15 ft. cut terraces to be excavated on the hillside. The applicant has revised the plan and is proposing to remove the trees and excavate a 3:1 slope from the rear of the residential lots in the Cherry Creek Addition subdivision to Bowman Road. With the revised plan, only one (1) variance is required now. At the time, Bowman Road is relocated in conformance with the alignment study additional excavation will be required. The proposed advanced grading plan shows Bowman Road to be constructed to only 36 ft wide instead of the required 59 ft. width. The approval of this plan does not approve the Bowman Road street design shown on the plan. Gravel construction entrances will be located off Bowman Road. The applicant has agreed that grading will occur expeditiously and the site will be stabilized within 1 year of the issuance of the grading permit. Any damage to city streets or infrastructure will be repaired by the applicant prior to the acceptance and release of the 2 year maintenance bond. June 8, 2017 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: LA-0074 4 Mud, dirt or any debris tracked on paved surfaces must be periodically removed. Erosion control devices will be used during grading operations. The property will be graded to sheet flow stormwater and not pond on the property. Maintenance of erosion controls including the construction entrances will occur as needed during the grading period. Within 14 days of completion of the final grading, the disturbed area will be seeded and vegetated with native grasses to prevent soil erosion. No plantings such as trees or shrub are proposed or required to be installed. When vegetation is established and the site stabilized, the erosion control devices can then be removed. The excavated area cannot be seen from the homes in Cherry Brook Addition due to the sloped property. A temporary berm is not proposed to be constructed adjacent to Bowman Road and if constructed will not obstruct the view of the excavated slope. The advance graded area will be viewable from Bowman Road Rd and properties located east of Bowman Road. H. RECOMMENDATION: Staff recommends denial of the advance grading variance request. The cut slope will create a hillside scar viewable from Bowman Road and the properties on the east side of Bowman Road until the relocation is Bowman Road. At the time of writing, a time has not been provided for the relocation of Bowman Road. Following excavation, the slope will continue to erode over time filling in the roadside ditch adjacent to Bowman Road. No plantings such as trees or shrub are proposed to conceal the cut slope. Vegetation will be difficult to establish with the expected shale rocky soils and continuous erosion of the slope. The proposed excavation activities will occur east of the rear yards in the Cherry Creek Addition Subdivision. Vehicle noise from Bowman Road will increase with the removal of the trees. I. PLANNING COMMISSION ACTION: (March 16, 2017) The applicant was present. There was one registered objector present. Staff presented the item stating the applicant had submitted a request dated March 13, 2017, requesting deferral of the item to the April 27, 2017, 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 waive the Commission’s by-laws with regard to the late deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. June 8, 2017 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: LA-0074 5 J. RECOMMENDATION: The applicant has requested a deferral of the item to research the previous Planning Commission files to better understands the boundary street improvement requirements for the undeveloped property located on the east side of Bowman Road across from the subject property. With the requ est, staff recommends the item be deferred to the June 8, 2017 public hearing. K. PLANNING COMMISSION ACTION: (April 27, 2017) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request on April 17, 2017, requesting deferral of this item to the June 8, 2017, 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 approve d as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. L. RECOMMENDATION: The conditions of the construction of the Bowman Road realignment from the approved preliminary plat have been reviewed and discussions have occurred between the applicant’s engineer and staff. Staff is continuing to work with the applicant’s engineer to determine if a variance is needed for the proposed slope on the west side of the new Bowman Road alignment and if construction of realignment of Bowman Road is imminent following the completion of land alteration activities. The applicant has requested a deferral of the item to consider the timing of the construction of the Bowman Road realignment. With the request, staff recommends the item be deferred to the July 20, 2017 public hearing. STAFF UPDATE: Staff does not support the advanced grading variance without the realignment of South Bowman Road. Staff can issue a grading permit with the construction of South Bowman Road provided the construction conclud e within one (1) year. If the construction is initiated a variance from the Land Alteration Ordinance is not required. PLANNING COMMISSION ACTION: (JUNE 8, 2017) The applicant was present. There were registered objectors present. Staff presented the item stating the applicant had submitted a request dated June 8, 2017, requesting withdrawal of this item, without prejudice. Staff stated the withdrawal request would require a waiver of the Commission’s By-laws with regard to the late withdrawal request. June 8, 2017 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: LA-0074 6 Staff stated they were supportive of the withdrawal request. There was no further discussion. A motion was made to approve the By-law waiver with regard to the late withdrawal request. The motion carried 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. June 8, 2017 ITEM NO.: C FILE NO.: LA-0075 NAME: Springtree Subdivision Advanced Grading Variance LOCATION: South of Yarberry Lane at Sandbridge Drive APPLICANT: Ben Zikri APPLICANT’S REPRESENTATIVE: Ben Zikri AREA: Approximately 16 acres CURRENT ZONING: PD-R and R-2 VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Regulations to permit the issuance of a grading permit following the unpermitted clearing and grading of approximately 16 acres. A. PROPOSAL/REQUEST: Applicant is requesting the approval of a variance from the Land Alteration Regulations for the issuance of a grading permit following the unpermitted clearing and grading of approximately 16 total acres south of Yarberry Lane at Sandbridge Drive. The applicant received approval to advance grade the preliminarily platted Springtree Subdivision, Phase 4 which consists o f approximately 5 acres. During the clearing of Phase 4, the applicant’s contractor at the direction of the owner cleared approximately 11 acres of additional property owned by the applicant not a part of Phase 4. The contractor also cleared adjacent property not owned by the applicant totaling 4.91 acres as shown on a survey provided by the adjacent owner, Centro Cristianos Hispano and an unknown amount of property owned by the adjacent property owner, Winrock Development. The variance would allow staff to issue an after the fact grading permit for the advance grading activities which occurred without imminent construction. If the variance is not approved by the Planning Commission, the applicant will be required to replant trees and establish vegetation in conformance with Sec. 29-196 of the City of Little Rock Code of Ordinances. June 8, 2017 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: LA-0075 2 B. EXISTING CONDITIONS: The approximately 16 acre area was relatively flat with dense trees before the clearing activities occurred. The subject property, owned by th e applicant, is zoned Planned Development Residential (PD-R). The property located to the south which is undeveloped is owned by Centro Cristianos Hispano and zoned R-2. This property is planned for a future church and worship center. The undeveloped property located to the west is owned by Winrock Development and zoned PD-R. The properties located to the north are existing single family homes on properties zoned PD-R. The property located to the east is an approximately 9 acre property with 2 existin g home which is zoned R-2. The subject property is located within the Little Rock city limits. C. NEIGHBORHOOD COMMENTS: At the time of writing, staff has not been provided proof of notifications being mailed by the applicant to all adjacent property owners including those across streets and alleys. Also at the time of writing, staff has received emails, a clearing survey, and telephone calls from Jim Bradshaw, a representative of Centro Cristianos Hispano, notifying staff of the unpermitted clearing and trespassing. D. ENGINEERING COMMENTS: 1. Per Sec. 29-197(11), a permanent vegetative cover of suitable perennial grass shall be established over all disturbed areas. Where indicated by soil tests, pH adjustments and addition of fertilizer may be required. 2. Provide proof of public notice of variance applica tion as outlined in Sec. 29-187(c) of City of Little Rock code. 3. Tree debris removal, mass grading and establishment of vegetation in phases beyond the current phase must be complete within 60 days of Planning Commission approval. All lots in the current permitted phase of the subdivision must be vegetated prior to approval of final plat for that phase. 4. Public works staff must be contacted for inspection of tree debris removal, mass grading, and establishment of vegetation in future phases beyond the current phase for final approval within 60 days of Planning Commission approval of the advanced grading variance. 5. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. June 8, 2017 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: LA-0075 3 6. The grading permit in accordance with section 29 -186 (c) & (d) must be revised to include future phase(s) and all permit fees paid for excavation of future phases immediately following Planning Commission approval. 7. Per Sec. 29-197(12), all erosion and stabilization controls, including permanent vegetation and plantings are to be maintained by the responsible party for a period of 2 years following completion of site grading. 8. Per Sec. 29-197(12), periodic mowing, generally 2 times per year or more often if required by CLR shall be provided to encourage perennial grass growth. 9. Per Sec. 29-197(14), all required federal, state, and local permits and approvals shall be obtained. 10. Prior to the Planning Commission hearing on the item, provide staff copies of written approval of a restoration plan for mitigation of property damage from unpermitted off site clearing from the adjacent property owners on the south and west sides of the subject property. 11. A Land Alteration Variance green sign must be posted immediately on site adjacent to Sandbridge Drive. 12. Erosion and sediment controls must be installed immediately to prevent the erosion and discharge of sediment from disturbed soils on site. E. PLANNING STAFF COMMENTS: No comments. F. SUBDIVISION COMMITTEE: The applicant was not present. Pat McGetrick, the applicant’s engineer who designed the Springtree Subdivision, Phase 4 was attending the meeting on another agenda item and agreed to supply staff’s comments to the applicant. Mr. McGetrick stated the applicant was out of the country and was difficult to contact. Staff presented an overview of the variance application. 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 cleared and graded approximately 16 acres without a grading permit. Of the 16 acres, the applicant owns 11 acres. The additional acreage is owned by two (2) adjacent property owners. Staff issued a Notice of Violation to June 8, 2017 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: LA-0075 4 the applicant and required the area to be restored by replanting trees and establishing vegetation in conformance with Section 29 -196 of the City of Little Rock Code of Ordinances or to request the Planning Commission approval of an advance grading variance. Staff has been contacted by one (1) of the property owners but not the second owner. One of the concerns of the property owner to the south, Centro Cristianos Hispano, is the clearing removed an undi sturbed buffer that will be required to be maintained when the church develops their property. Staff has not been contacted by Winrock Development located to the west of the applicant’s property. Today, tree stumps are being removed and the downed tree s are being piled on site waiting for allowable conditions for burning. Nearly all work on Phase 4 of the subdivision has ceased. Erosion control devices are in place. If the advanced grading variance is approved, the applicant will be required to remove all tree debris, maintain erosion controls, and establish vegetation on the subject property within 60 days of the Planning Commission approval. Consideration will be made to delaying the planting of grass during the months of July and August. Following the establishment of vegetation, periodic maintenance such as mowing and erosion controls of the advanced graded area will be required. Staff has instructed the applicant as found in paragraph D to provide to staff a copy of a written approval from the adjacent property owners where clearing occurred of the restoration plan for their properties prior to the item being heard by the Planning Commission. As of time of writing, a copy of the agreement has not been provided. H. RECOMMENDATION: A recommendation will be made by staff at the time of the Planning Commission hearing. I. PLANNING COMMISSION ACTION: (April 27, 2017) The applicant was present. There was one (1) registered objector present. Staff presented the item with a recommendation of deferral of this item to the June 8, 2017, public hearing due to lack of response by the applicant to comments raised at the April 5, 2017, Subdivision Committee meeting. 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. June 8, 2017 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: LA-0075 5 J. STAFF UPDATE: Proof of proper notice was provided by the applicant to staff in conformance with the Land Alteration Regulations for advance grading variance. On the night of May 11, 2017, Mr. Zikri, the applicant, and staff met with Director B.J. Wyrick and the neighborhood. At the meeting, several different complaints were voiced by the neighborhood. The complaints were concerning stormwater drainage, soil erosion, and the loss of trees, vegetation, and wildlife. The owners of the two adjacent (2) properties where the applicant cleared without permission were not present. The neighborhood asked Mr. Zikri to clean and maintain the existing drainage ditches during construction and to improve the existing erosion control devices. The ditches downstream of Mr. Zikri’s property, where no drainage easements exist, maybe blocked and some assistance to unclog the ditches was requested of Mr. Zikri. Some neighbors wanted trees planted as soon as possible on all disturbed areas with some wanting trees planted on the lots following the construction of the homes. Some neighbors also desired to see vegetation established as soon as possible on all disturbed areas to prevent soil erosion. The general consensus among the neighborhood was to vegetate all disturbed areas as soon as possible and plant trees on the lots following the completion of home construction to prevent tree damage. Following the meeting, the applicant provided a submittal to staff where he agreed to comply with all staff recommendations and comments. The applicant proposed to vegetate all disturbed areas of the site within 60 days of Planning Commission approval and require the builder and/or property owners by conditions in the bill of assurance of the subdivision to plant 3 to 4 trees of 2 inch caliper or larger on each lot. The applicant provided a letter from Winrock Enterprises, Inc. dated May 22, 2017 stating no tree restoration is requested but do desire grass to be planted and vegetation established. As of the time of writing, a restoration agreement had not been provided from the owner of the Centro Cristianos Hispano property located to the south. K. RECOMMENDATION: The applicant has agreed to comply with the comments and conditions found in paragraph D of the Engineering comments. The applicant proposes to plant grass and establish vegetation within 60 days on all disturbed areas including the Winrock property. The applicant also proposes to require 3 to 4 trees of 2 inch caliper or larger to be planted on each lot by the builder and/or property owner following home construction on the lots thru the conditions in the bill of assurance. The applicant agrees that a revised grading permit will be required to June 8, 2017 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: LA-0075 6 be obtained for the entire cleared and disturbed area. A letter has been provided from Winrock Enterprises agreeing to the applicant only planting grass and establishing vegetation on their property. A recommendation will be made by staff at the ti me of the Planning Commission hearing if a written restoration agreement is provided from the owner of the Centro Cristianos Hispano property. PLANNING COMMISSION ACTION: (JUNE 8, 2017) The applicant was present. There were no registered objectors p resent. Staff presented the item stating the applicant had made an effort to address all of their comments. Staff stated the applicant had gained approval of a proposed restoration plan from Winrock Development. Staff stated the applicant had not gained approval from the Church located to the south. Staff stated due to the agreement not being in place with the church, their recommendation was for deferral of the item to the July 20, 2017 public hearing. There was no further discussion. The item was plac ed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. June 8, 2017 ITEM NO.: D FILE NO.: S-1776 NAME: Mountain Valley Preliminary Plat LOCATION: Located at 25616 Highway 10 DEVELOPER: RET Development LLC P.O. Box 242116 Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 37.6 acres NUMBER OF LOTS: 111 FT. NEW STREET: 3,930 LF WARD: N/A PLANNING DISTRICT: 29 - Barrett CENSUS TRACT: 42.01 CURRENT ZONING: R-2, Single-family VARIANCE/WAIVERS: A request to allow the option of the development of an internalized pedestrian circulation system (Section 31-175(2)) in-lieu of sidewalks. BACKGROUND: The property was previously used as a golf driving range. In 2007, the property was rezoned from R-2, Single-family to PCD to allow a six (6) lot development with a mixture of office and commercial uses. In 2015, a PD-R request for a single family residential development and a CUP for a wastewater treatment plant were filed but were withdrawn prior to Planning Commission hearing. A Conditional Use Permit request for a wastewater treatment system was considered by the Commission on July 14, 2016. The Commission denied this request. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting preliminary plat approval for a property located at the northwest corner of Arkansas State Highway No. 10 and Pleasant Grove Road. The main entrance for the subdivision will be off Highway 10 with circulation and June 8, 2017 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1776 2 emergency access provided off Pleasant Grove Road. The developer is proposing 111 lots on 37.6-acres. The lots are 60-feet in width and 117-feet in depth with a minimum lot size of 7,000 square feet. Amenities include walking trails around the perimeter of the property leading to a common area along the creek. The common area may include a fishing pond, play field, basketball court and possibly a pavilion for the residents. Central Arkansas Water facilities are available to the site. A Conditional Use Permit application is under consideration that would allow the installation of a package sewer treatment plan t to provide sanitary sewer to the proposed development. The plant has been approved by the Arkansas Department of Health. The Arkansas Department of Environmental Quality has provided the discharge limits and review the plant. AEDQ is awaiting the CUP approval in order to release the construction permit. The Commission denied this request at their July 14, 2016 hearing. The developer is proposing the use of an internalized pedestrian circulation system in-lieu of sidewalks. Section 31-175 of the Little Rock Code of Ordinances outlines the minimum design requirements for sidewalks. The ordinances states internalized pedestrian circulation systems in the form of paved pathways may be substituted for sidewalks along collector and residential streets upon approval by the Planning Commission. B. EXISTING CONDITIONS: The overall area around the site is rural in nature; comprised primarily of tracts of undeveloped land and single family residences on larger tracts of R-2, Single-family and AF, Agricultural and Forestry zoned property. The property contains 36-acres. A large portion of the property is cleared of trees but areas located along the creek are still tree covered. C. NEIGHBORHOOD COMMENTS: All abutting property owners were notified of the public hearing along with the Nowlin Creek Neighborhood Association. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Highway 10 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. Pleasant Grove Road is classified on the Master Street Plan as a residential street. A dedication of right-of-way 34 feet from centerline will be required for a local residential street with open drainage. June 8, 2017 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1776 3 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Highway 10 including 5-foot sidewalks with the planned development. AHTD has denied improvements to Highway 10. A payment in-lieu of construction cannot be requested due to the property is outside the City limits. 4. With site development, provide design of the street conforming to the Master Street Plan. Construct one-half street improvement to Pleasant Grove Road. Pleasant Grove Road should be constructed to a local residential street with open drainage as found in the MSP with 12 foot lanes, 6-foot paved shoulder and open ditch. 5. The pedestrian trail system seems to promote pedestrians to walk in the streets to access the trails with very little connection or access points with fences constructed in rear yards. 6. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner association as defined in the bill of assurance. 7. 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. 8. The property shows to be within the floodplain. Conta ct Pulaski County Planning pertaining to floodplain requirements. 9. Where is the proposed access for the treatment facility? 10. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 11. Since the street is proposed to be 24 feet in width, show on the plan the area of street where parking will be restricted to one side. 12. Access to detention ponds must be provided to the public right -of-way and/or access easement for future maintenance by the developer and/or local property owners’ association. 13. 100-year overflow swales must be constructed and placed within public drainage easements. 14. All public drainage easements must be unobstructed and access provided to the public right-of-way by constructed infrastructure and/or documented on the final plat. 15. Provide the phasing plan. Are street improvements to Pleasant Grove Road planned to be constructed with Phase 1? June 8, 2017 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1776 4 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Outside the service boundary. No comment. Entergy: Entergy does not object to this proposal. A three phase power line exists along the north side of Highway 10 on the south side of the property. There do not appear to be any conflicts with existing Entergy facilities. 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. A water main extension will be needed to provide water service to this property. 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. This development will have minor impact on the existing wa ter distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 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. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation for the hydrant(s). 7. 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. June 8, 2017 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1776 5 Fire Department: 1. Maintain Access. 2. Fire Hydrants. 3. 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. 4. 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. 5. 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. 6. 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 all 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. June 8, 2017 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1776 6 7. 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 (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: Pulaski County Road and Bridge Comments - 7/14/16 1. Remove scaled 1% annual chance flood limits from plat. 2. Apply for floodplain development permit through Pulaski County for all proposed work in the Special Flood Hazard Area. 3. Label and delineate existing Right-of-Way for Pleasant Grove Road and Hwy 10. 4. Label radius on all property line and asphalt flares on plat. 5. Provide AR north state plane coordinates for two land ties . 6. List basis of bearing on plat. 7. Provide all survey data for street centerline. 8. Label lot size in square feet and acres. 9. Show all easements on plat. 10. Obtain driveway permit for Pleasant Grove road connection after preliminary plat approval and before construction begins. Call Patricia Mackey at 501-340-6800. 11. Provide traffic study to determine if traffic light and/or turn lane is needed on Hwy 10 and if turn lane is needed on Pleasant Grove Road. Intersection design must be approved by the City of Little Rock and AHTD. 12. Include maintenance agreement, in Bill of Assurance, indicating who is responsible for maintenance of all stormwater facilities. 13. Provide Pulaski County Road & Bridge with copy of ADEQ stormwater approval. 14. Provide letter of approval or permit from ADEQ and the Arkansas Health Department for proposed sanitary sewer treatment plant. June 8, 2017 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1776 7 15. Provide letter of approval from AHTD for proposed improvements in the Hwy 10 Right- of-Way. 16. Provide letter and engineering certification stating that new Hwy 10 and Pleasant Grove Road intersections will have a safe sight distance and meet AASHTO sight distance standards. 17. Provide grading plan. 18. Provide signage plan. 19. Provide complete set of drainage plans. 20. Provide complete set of building plans for all phases of construction. 21. Provide plans for all proposed utilities located in the Right -of-Way. 22. Provide traffic control plan for all phases of construction that will affect Pleasant Grove Road. Items for Flood Development Approval – 1. CLOMR and LOMR approval from FEMA 2. LOMA-F approval from FEMA if any area will be removed from the Special Flood Hazard Area (SFHA). 3. Elevation Certificate completed by registered surveyor or engineer for each proposed structure (such as a house or shop) located in the SFHA. Finish-Floors must be at least two feet above Base Flood Elevation. 4. A second Elevation Certificate is required just before finish floor construction begins (to ensure floor is at correct elevation) and a third as-built Elevation Certificate is required after construction is complete to verify finish-floor elevation. 5. If structure requires flood openings, include size and locations of all flood openings. Flood openings must adhere to guidelines in FEMA Technical Bulletin 1".OPENINGS IN FOUNDATION WALLS AND WALLS OF ENCLOSURES". 6. No-rise certification, stamped by an Arkansas registered engineer for all proposed development located in the Floodway. No -rise must conform to the guidelines in FEMA's publication "PROCEDURES FOR "NO -RISE" CERTIFICATION FOR PROPOSED DEVELOPMENT IN THE REGULATORY FLOODWAY". 7. Design for all structural components located within the floodplain/floodway such as roadbeds, levees, building foundations, and structural fill. Density test are required after placement of structural material showing that material meets or exceeds design density. June 8, 2017 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1776 8 8. Estimate, in cubic yards, for amount fill to be brought into the SFHA. 9. Signed Pulaski County floodplain development application. 10. Permit review fee of $25 plus one cent per cubic yard of fill to be brought into the SFHA. 11. Approved 404 permit from the Corps of Engineers for any work in the wetlands 12. 12. Approved ADEQ permit for any construction over 1acre or any stream crossing. 13. Perk Test and Heath Department authorization for any septic system if located in the SFHA. 14. Provide letter of approval or permit from ADEQ and the Arkansas Heath Department for proposed sanitary sewer treatment plant. 15. All utilities must be located above the Base Flood Elevation or flood proof. Pulaski County Planning Comments - 1. Provide Bill of Assurance. 2. Show distances/bearings to two known section or quarter section comers and state plane coordinates for two property comers. Show basis of bearing . 3. Show state plane coordinates for section corners . 4. Show bearings and chord distances for all lot lines. Comply with minimum survey standards. 5. Note 8 states that contour interval is 4', drawing appears to ind icate 2’ interval. 6. Provide zoning or existing parcel. Has the PCD zoning been reverted to R-2? 7. Applicant requests variances for Front, Side and Rear Yard setbacks from Little Rock Planning Commission. 8. Show lot area for each lot in acres and square feet. 9. See comment #19 above and reference note #5 on plat. 10. Provide Health Dept. and ADEQ approval of Wastewater Treatment system. 11. Provide approval from Volunteer Fire Department . 12. Provide Street Cross Sections for all streets. June 8, 2017 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1776 9 13. Provide Profile for all streets . 14. Label all street Centerlines. 15. Provide Storm Drainage Plan. 16. Provide Pulaski County Certificate of Preliminary Plat Approval. 17. Right of way width for Mountain Valley Court is insufficient for both Pulaski County Master Road Plan and Little Rock Master Street Plan (45' shown, 50' minim is required.) Dedicate additional right of way to Pleasant Grove Road as required to comply with the Little Rock Master Street Plan. Label and dimension all existing and proposed rights of way for Pleasant Grove Road and State Highway 10. Dedicate additional Right of Way for Hwy 10 to comply with City of Little Rock Master Street Plan . 18. Provide legal and physical access to wastewater treatment plan . 19. Provide full set of construction plans for all streets including ½ street improvements to Pleasant Grove Road to Pulaski County Public Works . 20. Show blocks l and 2 as referenced on plat title or re-number lots. 21. Front yard setbacks differ between plat and note #13. 22. Provide utility and drainage easements as required. 23. Provide SWPPP for Pulaski County review. 24. Pay $39.00 Review Fee. Additional Staff Comments: - Verify total number of lots shown on Note #7. - Provide water and wastewater design plans for Public Works review. - Provide for maintenance of tracts A and F in Bill of Assurance and on plat. - Tract A (wastewater facility boundary), overlaps with boundaries of lots 32-34. - Obtain appropriate road cut permits from Arkansas Highway Department and Pulaski County Public Works for Pleasant Grove Road and State Highway 10. - Obtain floodplain development perm it from Pulaski County Public Works. All work in floodway will require a no-rise/no adverse impact statement from the developer. - Comply with any applicable Hwy 10 Overlay District guidelines. - Provide drainage easements as needed between lots. June 8, 2017 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1776 10 Rock Region Metro: Location is not currently served by METRO but is part of our long range plan. As part of our future service we request the developer review the street plan to remove any dead-end situations which prevent access for efficient paratransit service. We also recommend a review and coordinated design with Hwy 10 and Pleasant Grove Road. Future development, signalized intersections and multi-modal transportation design will benefit from coordinated planning in this area. F. ISSUES/TECHNICAL/DESIGN: Building Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and two (2) family dwellings requires foundations meet the following Sections of the Code. If the foundation cannot be verified by the building official at the time of the footing inspection the building official may require verification the foundation meets the required elevation by a licensed engineer. R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior foundation shall extend above the elevation of the street gutter at point of discharge or the inlet of an approved drainage device a minimum of 12-inches (305 mm) plus two (2) percent. R403.1.7.4 Alternate setback and clearances. Alternate setbacks and clearances are permitted, subject to the approval of the building official. The building official is permitted to require an investigation and recommendation of a qualified engineer to demonstrate that the intent of this Section has been satisfied. Such an investigation shall include consideration of materials, height of slope, slope gradient, load intensity and erosion characteristics of slope material. Please address any questions to the building inspectors at 501.371.4833 or 501.371.4834. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 20, 2016) 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 requested Mr. White verify the lot widths of the proposed lots. Staff stated it did not appear several of the lots were indicated at the typical minimum lot width of 60 -feet. Staff stated the general notes did not agree with the proposed plat with regard to the number of lots and the building setbacks. Staff stated since the Conditional Use Permit June 8, 2017 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1776 11 request for the wastewater treatment plant was denied by the Commission at their July 14, 2016, public hearing the Commission could not hear the plat request unless there was an alternate means for wastewater treatment. Public Works comments were addressed. Staff stated right of way dedications along Highway 10 and Pleasant Grove Road were required to meet the Master Street Plan requirements. Staff stated the pedestrian trail system appeared to promote pedestrians to walk in the street to access the trail systems. Staff stated street improvements were required along Pleasant Grove Road per the Master Street plan. Staff questioned if the improvements would be completed in the first phase. Staff noted the various comments from the Pulaski County Planning staff and Pulaski County Road and Bridge. Staff suggested Mr. White contact them directly for clarification and timing of any of their comments. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: Based on comments raised at the July 20, 2016, Subdivision Committee meeting the applicant has requested a deferral of this item to the September 22, 2016, public hearing. The Conditional Use Permit request for a wastewater treatment system was denied by the Commission at their July 14, 2016, public hearing. With the denial of the request the applicant has not addressed the means of wastewater treatment for the development. Section 31 -171 of the Little Rock Code of Ordinances states the approval of a development by the Planning Commission constitutes approval of the Planning Commission for water and wastewater service to the property, including the installation of necessary water lines and sewer mains, subject to the policies and procedures of the municipal water works, the wastewater utility, and approval by the Board of Directors when necessary. The applicant has a 30-day appeal period from the date of the Planning Commission’s action to appeal their denial of the Conditional Use Permit request to the Little Rock Board of Directors. Staff recommends deferral of this item to the Commission’s September 22, 2016, public hearing to allow for the proper appeal period and to determine if the Little Rock Board of Directors will hear the request for the Conditional Use Permit for the placement of the wastewater treatment plant within the area to serve the proposed subdivision. June 8, 2017 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1776 12 I. STAFF RECOMMENDATION: Staff recommends deferral of this item to the Commission’s September 22, 2016, public hearing. PLANNING COMMISSION ACTION: (AUGUST 11, 2016) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of deferral of this item to the Commission’s September 22, 2016, public hearing to allow the resolution of an appeal filed with the Little Rock Board of Directors for a conditional use permit request to allow the placement of a wastewater treatment plant for the subdivision. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: This item was scheduled to be on the Board of Directors agenda for the ir September 6, 2016, public hearing on an appeal of a denial request for a Conditional Use Permit for a wastewater treatment plant. The Conditional Use Permit appeal was deferred at the request of the developer from the September 6, 2016, agenda to the Board of Directors December 6, 2016, agenda. Staff recommends this item be deferred to the Commissions December 15, 2016, agenda to allow time for the Board of Directors to hear the requested appeal of the Conditional Use Permit application for the proposed wastewater treatment plant. PLANNING COMMISSION ACTION: (SEPTEMBER 22, 2016) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of deferred of item to the Commission’s December 15, 2016, agenda to allow time for the Board of Dir ectors to hear the requested appeal of the Conditional Use Permit application for the proposed wastewater treatment plant. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes, 0 absent and 1 open position. June 8, 2017 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1776 13 STAFF UPDATE: This item was deferred of the Little Rock Board of Directors meeting on December 6, 2016, to a meeting in March of 2017. Staff recommends deferral of this item to the Commission’s March 16, 2017, Public Hearing to allow resolution of the appeal of the Planning Commissions denial of the proposed wastewater treatment facility which would serve this proposed subdivision. PLANNING COMMISSION ACTION: (DECEMBER 15, 2016) The applicant was present. There were no registered objectors present. Staff presented the item stating the item was deferred from the Little Rock Board of Directors meeting on December 6, 2016, to the Board of Directors March 7, 2017 hearing. Staff presented a recommendation of deferral of the item to the Commission’s March 16, 2017, Public Hearing to allow resolution of the appeal of the Planning Commissions denial of the proposed wastewater treatment facility which would serve this proposed subdivision. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes, 1 absent and 1 open position. STAFF UPDATE: An appeal of a Conditional Use Permit to allow a wastewater treatment system is scheduled for hearing before the Board of Directors on March 7, 2017. Staff will provide the outcome of the appeal hearing at the Commission’s March 16, 2017, public hearing. PLANNING COMMISSION ACTION: (MARCH 16, 2017) The applicant was present. There were no registered objectors present. Staff presented the item stating at the request of the developer the Board of Directors on March 7, 2017, allowed a deferral of the item for 60-days to allow the developer to explore alternative options to the disposa l of treated wastewater into Nowlin Creek. Staff presented a recommendation of deferral of the item to the Commission’s June 8, 2017, public hearing. There was no further discussion. The item was placed on the consent agenda and approved as recommended b y staff by a vote of 10 ayes, 0 noes and 1 absent. June 8, 2017 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1776 14 STAFF UPDATE: On May 2, 2017, the Little Rock Board of Directors did not overturn the Planning Commission’s recommendation of denial for a Conditional Use Permit application request to allow the placement of a wastewater treatment plant as the means of sanitary sewer disposal for this development. Based on the fact the applicant cannot address the means of sanitary sewer disposal for this proposed subdivision staff recommends withdrawal of this request, without prejudice, to allow the applicant to secure a means for the sanitary sewer disposal. PLANNING COMMISSION ACTION: (JUNE 8, 2017) The applicant was present. There were no registered objectors present. Staff presented the item stating on May 2, 2017, the Little Rock Board of Directors did not overturn the Planning Commission’s recommendation of denial for a Conditional Use Permit application request to allow the placement of a wastewater treatment plant as the means of sanitary sewer disposal for this development. Staff stated based on the fact the applicant could not address the means of sanitary sewer disposal for this proposed subdivision they were presenting a recommendation of withdrawal of this request, without prejudice, to allow the applicant to secure a means for the sanitary sewer disposal. 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. June 8, 2017 ITEM NO.: 1 FILE NO.: S-128-PPP NAME: Stephens Addition Replat – Lots 2R-A, 2R-B and 2R-C LOCATION: Located at 7 – 11 Pine View Place DEVELOPER: Stephen O Stephens 24809 Saddle Ranch Lane Roland, AR 72135 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 1.70 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF WARD: 4 PLANNING DISTRICT: 1 CENSUS TRACT: 42.14 CURRENT ZONING: R-2, Single-family VARIANCE/WAIVERS: A variance request from Section 36-254(d) to allow the rear yard setback to be reduced from 25-feet to 20-feet. BACKGROUND: On April 3, 2014, the Little Rock Planning Commission approved a replat request to allow four (4) platted lots into a single lot. One lot had frontage on Pleasant Forest Drive and the three (3) remaining lots had frontage of Pine View Place. The applicant indicated a driveway would be extended from his existing residence fronting Pleasant Forest Drive to the new rear lot line located on Pine View Place to allow ingress and egress from his home onto Pine View Place. The final plat was executed and recorded creating the single lot. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: An administrative lot split allowed the splitting of the lot into two (2) lots was approved in April 2017. One (1) lot has frontage on Pleasant Forest Drive and the second lot has frontage on Pine View Place. The applicant is now requesting June 8, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-128-PPP 2 approval to allow the reestablishment of the three (3) lots along Pine View Place. The three (3) lots are proposed in th e same configuration as were final platted with the Woodlands Farms Estates Final Plat recorded in March of 2006. B. EXISTING CONDITIONS: Pine View Place is a short cul-de-sac street with four (4) existing homes and three (3) vacant lots. The area proposed for replatting is undeveloped. The applicant did not construct the driveway entrance to Pine View Place as originally proposed. There are a few tree located along the eastern perimeter of the site. C. NEIGHBORHOOD COMMENTS: All abutting property owners along with the Pleasant Forest Property Owners Association and the Pleasant Valley Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The existing vehicular access f rom 13620 Pleasant Forest Drive connecting with Pine View Place should be disconnected prior to plat approval. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to plat approval. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer available to this site. Separate service connection required for each lot. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. There is an existing underground power line running between Lots 2R -B and 2R-C and an overhead power line on the eastern edge of Lot 2R-C. These facilities will need to remain in place with their current easements. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) to serve future residences when this proposal proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. June 8, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-128-PPP 3 Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is not currently served by METRO. We have no objections to the replat of these lots. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 17, 2017) The applicant was not present. Staff presented an overview of the item stating there were no outstanding technical issues associated with the request. Staff stated the request was to allow a replat of three (3) lots in the same configuration as were final platted in 2006. 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 associated with the request in need of addressing via a revised preliminary plat. The applicant is requesting approval to allow the reestablishment of three (3) lots along Pine View Place. The three (3) lots are proposed in the same configuration as were final platted with the Woodlands Farms Estates Final Plat recorded in March of 2006. The plat indicates the placement of a 25-foot platted building line along Pine View Place. The plat indicates the placement of a 20-foot rear building line and easement. There are eight (8) foot setbacks along the side property lines. The request June 8, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-128-PPP 4 includes a variance from Section 36-254(d) to allow the rear yard setback to be 20-feet. The ordinance typically requires front and rear yard setbacks of 25 -feet. The plat was originally approved with the 20 -foot rear yard setback. Staff is supportive of the variance request. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the request to allow the replat ting of the lot as originally approved will not have a significant impact on the 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 variance request from Section 36 -254(d) to allow the rear yard setback to be reduced from 25 -feet to 20-feet. PLANNING COMMISSION ACTION: (JUNE 8, 2017) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated June 7, 2017, requesting withdrawal of this item, without prejudice. Staff stated the withdrawal request would require a waiver of the Commission’s By-laws with regard to the late withdrawal request. Staff stated they were supportive of the withdrawal request. There was no further discussion. A motion was made to approve the By-law waiver with regard to the late withdrawal request. The motion carried 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. June 8, 2017 ITEM NO.: 2 FILE NO.: S-1793 NAME: Hyde Park Replat LOCATION: Located on the East side of Madison Street between Charles Bussey Avenue and West 22nd Street DEVELOPER: Metropolitan Housing Alliance 100 South Arch Street Little Rock, AR 72201 ARCHITECT: Fennell Purifoy Architects 100 Morgan Keegan Drive, Suite 320 Little Rock, AR 72202 SURVEYOR: Global Surveying Consultants, Inc. 6511 Heilman Court North Little Rock, AR 72118 AREA: 4.16 acres NUMBER OF LOTS: 21 FT. NEW STREET: 172 LF WARD: 1 PLANNING DISTRICT: 9 CENSUS TRACT: 18 CURRENT ZONING: R-3, Single-family VARIANCE/WAIVERS: A variance from Section 31-232(e) to allow a reduced setback for the corner lots abutting Madison Street. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing to replat an existing t ract into 21 single-family residential lots. The lots are indicated 50-feet by 125-feet. The plat indicates the construction of one new public street, West 21st Street. The lots are indicated with 20-foot alleys to serve the new lots. The request includes a variance from Section 31-232(e) to allow a reduced setback for the corner lots abutting Madison Street. June 8, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1793 2 B. EXISTING CONDITIONS: The former VA home has been removed and the site is currently vacant. There are single-family homes located in this area with homes located to the east and west of the site. The Greater St. John’s Baptist Church is located to the west of this site. The streets in this general area are constructed with curb and gutter. There are no sidewalks in place along the property f rontage. C. NEIGHBORHOOD COMMENTS: All abutting property owners along with the Midway Neighborhood Association, the University District Neighborhoods, the Hope Neighborhood Association and the Oak Forest Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Madison Street is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25-feet from centerline will be required. 2. West 22nd Street is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25-feet from centerline will be required. 3. West 21st Street is classified on the Master Street Plan as a residential street. A dedication of right-of-way to a total width of 50-feet will be required. 4. A 20-foot radial dedication of right-of-way is required at the intersection of Charles Bussey and Madison Street. 5. A 20-foot radial dedication of right-of-way is required at the intersection of West 22nd Street and Madison Street. 6. A 20-foot radial dedication of right-of-way is required at the intersection of West 21st Street and Madison Street. 7. The proposed public alleys should be private utility and access easements and maintained by the developer or property owner association. City of Little Rock vehicles cannot provide services within the alley due to no through access is provided. 8. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Charles Bussey Avenue including 5-foot sidewalks with the planned development. The new back of curb should be placed 13-feet from centerline. June 8, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1793 3 9. Sidewalks with appropriate handicap ramps are required to be provided adjacent to Madison Street and 22nd Street in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 10. With site development, provide the design of street conforming to the Master Street Plan. Construct full street improvement to West 21 st Street including 5-foot sidewalks with the planned development. The street width should be at least 26 feet. 11. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 12. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is an advanced grading permit being requested to advance grade future phases with Phase 1? 13. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 14. Per Section 29-102 an evaluation should be conducted on the basis of existing downstream development and any analysis of stormwater runoff with and without the proposed development. If the proposed development will cause or increase downstream flooding conditions, provisions to minimize such flooding conditions should be included in the design of the storm management improvements. Such provisions may in clude downstream improvements and/or detention of stormwater runoff and its regulated discharge to the downstream storm drainage system. 15. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer, land owner, and/or property owner association. 16. 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. 17. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 18. 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 Greg Simmons, Traffic Engineering, at 501.379.1813 or gsimmons@littlerock.gov for more information. June 8, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1793 4 19. Since Madison Street is 24-feet in width, show on the plat that parking will be restricted on the east side of Madison Street. 20. 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. 21. Obtain a franchise agreement from Public Works, Bennie Nicolo, at 501.371.4818 or bnicolo@littlerock.gov for any private improvements, such as the Madison Street retaining wall, located in the public right-of-way. 22. All public drainage easements must contain drainage infrastructure approved by the City of Little Rock Public Works Department. 23. All public drainage easements must be unobstructed and access provided to the public right-of-way by constructed infrastructure and/or documented on the final plat. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer main extension required, with easement, if new sewer service is required for each lot. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. Overhead power lines run along Charles Bussey to the north and along Madison to the west of this development. An existing underground, three phase, power line runs from Madison Street to a pad mount transformer in the center of the property. This will need to be removed. The rest of Entergy’s facilit ies do not appear to be in conflict with the proposed plans. Contact Entergy in advance to discuss future service requirements, new facilities locations and adjustments to existing facilities (if any) 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. A water main extension will be needed to provide water service to this property. June 8, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1793 5 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. This development will have minor impact on the existing water dist ribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 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). Fire Department: 1. Maintain Access. 2. 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. 3. 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. 4. 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. 5. 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 June 8, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1793 6 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. 1. Exceptions: 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. 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 (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is served by METRO on route 16 UALR. We have no objections to the replat of the residential lots. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 17, 2017) The applicant was present. Staff presented an overview of the item stating there were few outstanding technical issues associated with the r equest. Staff stated the request was to allow the subdivision of a previously platted tract into 21 single-family residential lots. Staff stated there were few outstanding technical issues associated with the request. Staff stated the request should June 8, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1793 7 include a variance to allow a reduced setback on the corner lots with frontage on Madison Street. Staff stated with the 25-foot setbacks there was no buildable area for these lots. Public Works comments were addressed. Staff stated right of way dedicati ons to the abutting streets and radial dedications at the intersections would be required with the final platting of the lots. Staff stated street improvements were required to meet the Master Street Plan. Staff stated with the site development the new back of curb on Charles Bussey Avenue should be 13 -feet from centerline. Staff stated all broken curb gutter and sidewalk was to be repaired or replaced prior to the issuance of a final plat. Staff questioned if the development was to be constructed in multiple phase. Mr. Colley Burrow stated the development would be developed in a single phase. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. 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 most of the technical issues associated with the request. The applicant is seeking a variance to allow a reduced street side setback for the corner lots (4 -lots) abutting Madison Street, a variance from Section 31-232(e). The lots are indicated with a 5-foot platted building line along Madison Street. The subdivision ordinance would typically require the building setback to be 25 -feet. The applicant is proposing to replat an existing tract into 21 single-family residential lots. The lots are indicated 50 -feet by 125-feet. The site is zoned R-3, Single-family which allows lot widths of 50-feet and a minimum lot area of 5,000 square feet. The lots as proposed comply with the development criteria of the zoning ordinance. The plat indicates the construction of one (1) new public street, West 21st Street. The lots are indicated with 20-foot alleys to serve the new lots. The alleys will be maintained in a tract and will not be dedicated to the City as a public right of way. The homes are designed with layouts to face Charles Bussey Avenue, West 21st Street and West 22nd Street with the alleys in the rear. The carport/garage will be located just off the alley. The new alleys will be maintained by the owner/developer. Sanitation pickup will be from the main st reet, not the alley. The applicant notes prior to the issuance of a grading permit, a drainage evaluation will be conducted of the downstream drainage infrastructure along June 8, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1793 8 with a grading and drainage plan developed for the site which takes into acco unt the history of the site. At that time, a determination will be made to address the needed drainage improvements for the development that conforms to the City of Little Rock’s Stormwater Drainage Manual and that does not negatively impact adjacent properties. Staff is supportive of this request. The applicant indicates all required right of way dedications will be provided to the City with the execution of the final plat. The required street improvements and basic infrastructure will be in place prior to the request for final platting. Staff is supportive of the applicant’s request. The applicant is seeking preliminary plat approval to allow the development of 21 -single-family residential lots. The lots are being developed in conformance with the zoning of the site. The applicant is seeking a variance to allow a reduced setback for four (4) lots abutting Madison Street to reduce the setback from 25 -feet as typically required per the Subdivision Ordinance to 5-feet which would typically be required per the zoning ordinance. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the preliminary plat as proposed is appropriate for the development of this 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 31 -232(e) to allow a reduced setback for the four (4) lots abutting Madison Street, Lots 1, 12, 13 and 21. PLANNING COMMISSION ACTION: (JUNE 8, 2017) The applicant was present. There were (2) 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 Section 31-232(e) to allow a reduced setback for the four (4) lots abutting Madison Street, Lots 1, 12, 13 and 21. Mr. Colley Burrow was present representing the request. He stated he would yield his time to the opposition. June 8, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1793 9 Mr. Johnny Miller addressed the Commission in opposition of the request. He stated his driveway was located on a portion of the property proposed for development. He stated he desired to buy a portion of one of the lots to allow his driveway to continue to access his garage. Mr. Shawn Overton, Deputy City Attorney, stated this was a private matter and not a matter for the Commission to consider. Ms. Cynthia Coleman addressed the Commission in opposition of the request. She questioned what the development would do for the neighborhood and her street. Sh e stated currently the only home on Madison Street was her home. She stated a church owned the remaining property on Madison Street. She stated the area was being used by the neighborhood children as a park. She questioned where the children would play if the site was developed. She stated the neighborhood school was being closed and now the area designated for the children to play was being removed. She questioned who would live in the homes and if the homes would be owner occupied. Mr. Burrow stated the developer intended to develop green space within the development. He stated the development was proposed with the homes for sale. He stated he would work with Mr. Miller to see if there was an agreeable solution to his request to allow the purchase of property to allow his driveway to remain. There was no further discussion. The chair entertained a motion for approval of the item as recommended by staff . The motion carried by a vote of 10 ayes, 1 noes and 0 absent. June 8, 2017 ITEM NO.: 3 FILE NO.: S-1794 NAME: Wisteria Addition Preliminary Plat LOCATION: Located on the West side of David O Dodd Road just South of Koen Lane DEVELOPER: C & P Properties c/o White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 18 acres NUMBER OF LOTS: 76 FT. NEW STREET: 3330 LF WARD: 7 PLANNING DISTRICT: 12 CENSUS TRACT: 24.05 CURRENT ZONING: R-2, Single-family VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is seeking preliminary plat approval to allow the development of 18-acres with 76 single-family residential lots. The development is proposed in three (3) phases. The Phase 1 portion of the development includes the construction of David O Dodd Road to a ½ arterial street standard and the development of 20-lots. Phase 2 includes the development of 33 lots and a secondary emergency access only drive connecting to Dodd Drive, a stub str eet located to the south of this site in the Woodridge Subdivision. Phase 3 includes the development of 22 lots. Wisteria Lane and Giselle Drive are proposed as a residential street within a 50-foot right of way and 27-feet of pavement. Avant Garden Drive and Diamanitina Way are proposed with a 45 -foot right of way and 27-feet of pavement. June 8, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1794 2 B. EXISTING CONDITIONS: The site is located on David O Dodd Road with the western property line abutting I-430. There is a unimproved street, Koen Lane, located to the north of this site. South of the site are single-family homes within the Woodridge Subdivision. Along David O Dodd Road along the northern boundary of this plat are single-family homes. Further north are homes in the Water’s Edge Subdivisio n. Adjacent to this site, David O Dodd Road is an unimproved street with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: All abutting property owners along with the Water’s Edge Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. David O Dodd 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 David O Dodd Road including 5-foot sidewalks with the planned development. The new back of curb should be located at least 24 feet from the centerline. 3. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is a variance being requested to advance grade future phases with construction of Phase 1? 4. Is an alternate pedestrian circulation system being proposed? 5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 6. Stormwater detention ordinance applies to this property. The detention facility shows to be off the subject property. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owners association. Is the proposed detention pond located within the floodway? 7. 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. June 8, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1794 3 8. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 9. 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 Greg Simmons, Traffic Engineering at 501.379.1813 or gsimmons@littlerock.gov for more information. 10. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 11. All public drainage easements must be unobstructed and access provided to the public right-of-way by constructed infrastructure and/or documented on the final plat. 12. All public drainage easements must contain drainage infrastructure approved by the City of Little Rock Public Works Department. 13. 100-year overflow swales must be constructed and placed within public drainage easements. 14. With the limited street improvements proposed and no street improvements proposed in the near future, the intersection of Wisteria Lane at David O Dodd Road creates unsafe driving conditions due to the existing 90 degree curve in David O Dodd Road. Vehicular accidents occur commonly at this location. Vehicles stopping for left turns, increase in traffic volumes and limited sight distance in the 15 MPH curve will increase the hazard. Access should be taken from adjacent right-of-way with an emergency access taken to David O Dodd Road. 15. 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer main extension required, with easement, 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. There do not appear to be any conflicts with existing electrical utilities based on the information provided. Power lines exist to the east along the west side of David O. Dodd Road and to the north along Koen Lane serving existing customers in the area. Contact June 8, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1794 4 Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this proposal 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. A water main extension will be needed to provide water service to this property. 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. 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. 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. 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). Fire Department: 1. Maintain Access: 2. 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. 3. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire June 8, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1794 5 apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. 4. 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. 5. 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. 6. Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Sectio n 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. June 8, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1794 6 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 7. 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. 1. Exceptions: 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. 8. 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 (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is not currently served by METRO but it is in our long range plans. We have no objections to the preliminary plat. We do recommend minimizing dead end streets which impacts future service especially paratransit, making the federally mandated service more expensive. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. June 8, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1794 7 G. SUBDIVISION COMMITTEE COMMENT: (May 17, 2017) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the development stating there were additional items necessary to complete the review process. Staff stated the building lines for Lots 41 and 42 should be extended to provide the streets with public street frontage. Staff stated the building line for Lot 45 should be increased to 20-feet. Staff questioned the location for the pedestrian trails and paths. Public Works comments were addressed. Staff stated with the site development street improvements to David O Dodd Road were required. Staff requested the applicant provide a sketch grading and drainage plan. Staff stated stormwater detention ordinance would apply to the development of the pro perty. Staff questioned if a variance from the Land Alteration Ordinance to allow grading of the lots with the streets was being requested. Mr. White stated the request did include a variance to allow grading of the lots with the installation of the basi c infrastructure. Staff stated their primary concern was with the sight distance for the proposed street and David O Dodd Road. Staff stated they would work with the applicant to resolve their concerns and report to the full Commission their recommendation. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. 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 and preliminary plat to staff addressing most of the technical issues associated with the request. The applicant has provided the location of the proposed pedestrian paths. The revised preliminary plat also indicated the placement of building lines as requested by staff. The request is for preliminary plat approval to allow the development of 18-acres with 76 single-family residential lots. The development is proposed in three (3) phases. The Phase 1 portion of the development includes the construction of David O Dodd Road to a ½ arterial street standard and the development of 20-lots. Phase 2 includes the development of 33 lots and a secondary emergency access only drive connecting to Dodd Drive, a stub street located to the south of this site in the Woodridge Subdivision. Phase 3 includes the development of 22 lots. The plat includes the development of 3100 linear feet of new public streets. The plat indicates Wisteria Lane and Giselle Drive June 8, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1794 8 residential street within a 50-foot right of way and 27-feet of pavement. Avant Garden Drive and Diamanitina Way are indicated with a 45 -foot right of way and 27-feet of pavement. A sidewalk is indicated entering the subdivision on Wisteria Lane terminating at the intersection of Giselle Drive. The plat indicates the lots with a minimum width of 60 -feet and an average depth of 120-feet. The lots are indicated with 25-foot front and rear yard setbacks. The side yard setbacks will comply with setback as allowed per the R -2, Single-family Zoning District or a minimum of ten (10) percent of the lot width. There are two (2) lots indicated with variances. Lot 41 is indicated with a 10-foot setback adjacent to Dodd Drive. The ordinance would typically require the placement of a 25-foot setback adjacent to a street. Lot 45 is indicated with a 20 -foot front setback adjacent to the hammerhead terminus of Diamanitina Way. The ordinance would also typically require a 25-foot setback on this lot. The plat indicates the placement of a subdivision identification sign along David O Dodd Road. The sign is proposed with a maximum height of six (6) feet and a maximum sign area of 100 square feet. The pedestrian paths are indicated through the Tracts connecting the subdivision to a proposed playground and neighborhood park. Within the park area the stormwater detention is also indicated. The request includes a variance from the City’s Land Alteration Ordinance to allow grading of future phases with the development of the first phase. The applicant has indicated the lots will be graded with the installation of the streets and basic infrastructure. Staff is somewhat supportive of the applicant’s requested preliminary plat. The applicant is seeking preliminary plat approval to allow the development of 18-acres with 76-residentoal lots resulting in a density of 4.22 units per acre. Staff has concerns however with the entrance to the proposed subdivision. The entrance is proposed within a curve which has limited sight distance. Vehicles stopping for left turns, increase in traffic volumes and limited sight distance in the 15 mile per hour curve could increase traffic the hazards. Staff is continuing to work with the applicant to determine if adequate sight distance can be secured to allow the access as proposed. I. STAFF RECOMMENDATION: Staff recommendation forthcoming. June 8, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1794 9 PLANNING COMMISSION ACTION: (JUNE 8, 2017) The applicant was present. There was one (1) registered objector present. Staff presented the item stating they had originally had concerns with the entrance to the proposed subdivision. Staff stated the entrance was proposed within a curve which had limited sight distance. Staff stated they and the developer had worked to determine the best location for the entrance street to the subdivision and allow adequate sight distance to be secured. Staff stated the applicant had relocated the entrance street to align with the former gravel farm road entrance to the property. Staff stated by improving both sides of David O Dodd near the entrance, the development can create four (4) lanes of traffic with a designated left and right turning lane into the p roject. Staff stated they felt this will create a safe traffic movement allowing adequate sight distance into the project. Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in p aragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request to allow the reduced front and side setbacks for Lots 41 and 45. Staff presented a recommendation of approval of the variance request from the City’s Land Alteration Ordinance to allow grading of both phases with the development of the first phase. Mr. Joe White was present representing the request. He stated he would yield his time to the opposition. Mr. Daudiur Johnson addressed the Commission in opposition of the request. He stated his questions were would the new subdivision be a part of the Woodbridge Subdivision and participate in property owner dues, would there be a buffer between the existing homes and the new homes, was there adequate space for parking on the individual lots, what was the value of the homes, and would there be recreational opportunities for the youth within the subdivision. He stated currently the street was a dead end street and there were occasionally issues with people parking at the end of the street and hanging out. He stated there was not much notice provided to the property owner. He stated he was the only owner notified of the current Property Owners Association Board. Mr. White stated the new homes would not be a part of the existing subdivision’s property owners association. He stated they would have their own POA and would assess dues to maintain the tracts and detention pond for the development. He stated within the development walking trails and a playground/park area was being proposed. He stated Dodd Drive would not be extended to connect the two (2) subdivision. He stated Dodd Drive was proposed as emergency access only. He stated the street would be gated to eliminate the potential for cut-through traffic. He stated the homes would be 1600 to 1800 square feet. He stated they would be a comparable price to the Woodbridge homes. He stated the setbacks were 25 -feet on the front and rear. He stated drainage would be accomplished through detention ponds and swales. He June 8, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1794 10 stated the drainage would be redirected to the west to the detention pond located adjacent to the freeway. Staff noted the notification required by the Commission’s By-laws with regard to preliminary platting requests was to abutting property owners only. There was no further discussion. The chair entertained a motion for approval of the item as recommended by staff . The motion carried by a vote of 11 ayes, 0 noes and 0 absent. June 8, 2017 ITEM NO.: 4 FILE NO.: S-1312-A NAME: Markham Center Square Subdivision Site Plan Review LOCATION: Located at 9101 West Markham Street DEVELOPER: Randalll Harris & Associates Architects 16043 Barbarossa Drive Huston, TX 77083 SURVEYOR: McClelland Consulting Engineers 7302 Kanis Road Little Rock, AR 72204 AREA: 10.59 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 6 PLANNING DISTRICT: 2 CENSUS TRACT: 22.08 CURRENT ZONING: O-3, General Office District and C-3, General Commercial District VARIANCE/WAIVERS: None requested. The applicant filed to notify property owners as required by the Planning Commission’s By-laws. Staff recommends deferral of this item to the July 20, 2017, Public Hearing. PLANNING COMMISSION ACTION: (JUNE 8, 2017) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had failed to notify property owners are required by the Planning Commission’s By-laws. Staff presented a recommendation of deferral of this item to the July 20, 2017, 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. June 8, 2017 ITEM NO.: 5 FILE NO.: Z-1412-C NAME: LBPC Short-form PID LOCATION: Located at 1637 East 15th Street DEVELOPER: LBPC Holdings, LLC 1637 East 15th Street Little Rock, AR 72202 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 1.77 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 7 CENSUS TRACT: 2 CURRENT ZONING: PID, Planned Industrial Development and I-2, Light Industrial District ALLOWED USES: Industrial District uses and maneuvering area for trucks PROPOSED ZONING: PID PROPOSED USE: Brewery with outdoor patio area VARIANCE/WAIVERS: None requested. BACKGROUND: On November 19, 1991, the Little Rock Board of Directors adopted Ordinance No. 16,117, rezoning three (3) lots (1.5-acres) from I-2, Light Industrial District, C-3, General Commercial District and O-3, General Office District to PID, Planned Industrial Development District. The rezoning was proposed to allow the utilization of the three (3) vacant lots for outside storage for the boats and bo at trailers for an adjacent business. The approval allowed for storage of boats and boat trailers in varying numbers but with a maximum of 70 on site at any given time. June 8, 2017 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-1412-C 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now requesting a rezoning from I-2, Light Industrial District and PID, Planned Industrial Development District to PID, Planned Industrial Development District to allow the use of the site as a brewery. The warehouse building located on the northern portion of the prope rty is zoned I-2, Light Industrial District and the southern portion of the property is zoned PID, Planned Industrial Development District which was approved to be used as boat storage and a truck turnaround/loading zone. The I-2, Light Industrial District zoning accommodates a brewery operation but does not allow for ancillary uses which are typical to breweries such as tours, tastings, operation of a beer garden, etc. The applicant is seeking approval to allow for the ancillary uses. The site plan includes the placement of 20 parking spaces against the southeast fence line, to place a 30-foot by 8-foot shipping container to the east side of the warehouse, to add a 20-foot by 30-foot covered patio area to the east of the warehouse, and to attach screening to the existing chain link fence on the east side of the warehouse to screen the property and provide privacy. The area to the east of the warehouse which is currently a graveled parking/utility type area will be grassed in and become a beer garden type area for patrons to use after brewery tours. The cover letter indicates the tours will accommodate 20 to 40 persons. B. EXISTING CONDITIONS: The site is currently occupied by an industrial warehouse and a vacant fenced lot which was previously approved for the storage of boats and boat trailers and a truck turn-around. The abutting streets are in place however there is no curb, gutter or sidewalk along the property frontage. There are single -family homes located to the south and southeast of this site along Security Avenue and Boyce Street. C. NEIGHBORHOOD COMMENTS: All property owners located within 200 feet of the site along with the Hanger Hill Neighborhood 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 Security Avenue for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30-feet from centerline. June 8, 2017 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-1412-C 3 2. A 20 foot radial dedication of right-of-way is required at the intersection of East 15th Street and Security Avenue. 3. Obtain a franchise agreement from Public Works, Bennie Nicolo, at 501.371.4818 or bnicolo@littlerock.gov for the private improvements such as fencing proposed in the public right-of-way. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Security Avenue with the planned development. The new back of curb should be constructed 18 feet from centerline. The property is within a sidewalk exclusion zone. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer available to this site. Entergy: Entergy does not object to this proposal. Service is already being provided to this property from the east side with no apparent conflicts with existing facilities. Contact Entergy in advance to discuss any changes to electrical service requirements, or adjustments to existing facilities (if any) as this proposal 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 Cen tral 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. 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. June 8, 2017 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-1412-C 4 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. 5. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. Fire Department: 1. 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. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is served by METRO on route 20 Hanger Hill/ College Station. We have no objection to the plans as shown. Provide sidewalk improvements as needed along transit 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.gov or Mark Alderfer at 501.371.4875; malderfer@littlerock.gov. Planning Division: This request is located in I-30 Planning District. The Land Use Plan shows Industrial (I) for this property. The Industrial (I) 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 appli ed for a rezoning from I-2, Light Industrial District and PID (Planned Industrial June 8, 2017 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-1412-C 5 Development District) to PID, Planned Industrial Development District to allow outdoor seating and parking. Master Street Plan: North of the property is East 15th Street and it is shown as a Collector on the Master Street Plan. East of the property is Security Avenue and it is a Local Street on the Master Street Plan. The primary function of a Collector Road is to provide a connection from Local Streets to Arterials. The pri mary 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: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Any new development will need to adhere to the current landscape code. 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. Eight percent (8%) of the vehicular use area must b e 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 ½) 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. 5. 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. 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. June 8, 2017 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-1412-C 6 G. SUBDIVISION COMMITTEE COMMENT: (May 17, 2017) The applicant was present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff requested the applican t provide the proposed signage plan, the location of any proposed dumpsters, the days and hours of operation for the business and the proposed hours for the tours. Staff stated all site lighting was to be low level and directional, directed downward and into the site. Public Works comments were addressed. Staff stated right of way dedications to the abutting streets was required with the approval of the zoning. Staff stated in addition a radial dedication of right of way was required at the intersecti on of the abutting streets. Staff stated with any new development or paving of the parking area Security Avenue was to be constructed to Master Street Plan standard or the new back of curb should be located 18-feet from centerline. Staff stated any broken curb, gutter or sidewalk was to be repaired prior to the issuance of a certificate of occupancy. Landscaping comments were addressed. Staff stated with any new development or paving the new parking was required to be installed to meet the minimum requirements of the landscape ordinance. Staff stated a perimeter landscape strip of 6-feet 9-inches was required around the entire paved area. Staff stated within the landscaped areas trees and shrubs were required. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. 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 to staff addressing most of the technical issues associated with the request. The applicant has indicated there are no current plans for signage. Should signage be added i n the future all signage will comply with signage allowed in Industrial Zones as per the City’s Zoning Ordinance. The applicant has indicated the location for the proposed dumpster and indicated the days and hours of dumpster service will be limited to 7 am to 6 pm Monday through Friday. The dumpster will be fully screened per the typical ordinance standard. June 8, 2017 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-1412-C 7 The request is a rezoning from I-2, Light Industrial District and PID, Planned Industrial Development District to PID, Planned Industrial Development District to allow the use of the site as a brewery. A portion of the site, the northern portion of the site, is zoned I-2, Light Industrial District and the southern portion of the property is zoned PID, Planned Industrial Development District which was approved to be used for boat storage and as a truck turnaround/loading zone. The I-2, Light Industrial District zoning accommodates a brewery operation but does not allow for ancillary uses which are typical to breweries such as tours, tastings, operation of a beer garden, etc. The applicant states the brewer hours are Monday through Friday from 7 am to 7 pm. Brewing hours will vary depending upon brew schedule and demand. Brewing hours may also spill over into the weekend, as needed. Tour hours are not fully determined but are anticipated to occur on Saturday and Sunday between the hours of 11 am and 7 pm. The site plan includes the placement of 20 parking spaces along the southeast fence line. The applicant is seeking to maintain the exi sting graveled parking and not provide a hard surface paving at this time. Staff is supportive of the graveled parking as proposed. Should the applicant increase the intensity of the use of the property such as adding food service or changing from a brew ery operation to a bar use staff recommends all parking be paved and landscaped in accordance with the minimum landscape ordinance requirements. The site plan indicates the placement of a 30-foot by 8-foot shipping container to the east side of the warehouse and to add a 20-foot by 30-foot covered patio area to the east of the warehouse. The shipping container and patio area will be used to provide the tastings for the tour patrons. Also an area on the east side of the warehouse, which is currently a graveled parking and a utility type area, will be grassed and become a beer garden type area for patrons to use after brewery tours. The beer garden area is proposed to accommodate 20 to 40 persons. The plan indicates the placement of screening on an existing chain link fence on the east side of the warehouse to screen the property, the beer garden area and provide privacy. The applicant has indicated a dedication of street right-of-way to 30 feet from centerline will be required with the issuance of a building permit to remodel the facility. The fence and parking will be within the new right -of-way. Staff recommends the applicant seek a franchise permit application to the City to permit the fence and parking to remain within the right -of-way until the street widening occurs. June 8, 2017 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-1412-C 8 The applicant is requesting a deferral of the boundary street ordinance requirements for the abutting streets. Staff recommends deferral of boundary street improvements to Security Avenue adjacent to the site until additiona l development or services are proposed such as restaurant and bar services, outdoor dining and events, and/or paving and improving of the existing parking lot. Staff is supportive of the applicant’s request. The applicant is seeking a revision to an existing PID, Planned Industrial Development District and a rezoning from I-2, Light Industrial District to allow the use of the site as a brewery with ancillary services such as the beer garden and outdoor patio area. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the rezoning 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 deferral of boundary street improvements to Security Avenue adjacent to the site until additional development or services are proposed such as restaurant and bar services, outdoor dining and events, and/or paving and improving of the existing parking lot. Staff recommends should the applicant increase the intensity of the use of the property such as adding food service or changing from a brewery operation to a bar use staff recommends all parking be paved and landscaped in accordance with the minimum landscape ordinance requirements. PLANNING COMMISSION ACTION: (JUNE 8, 2017) 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 deferral of boundary street improvements to Security Avenue adjacent to the site until additional development or services were proposed such as restaurant and bar services, outdoor dining and events, and/or paving and improving of the existing parking lot. Staff presented a recommendation should the applicant increase the intensity of the use of the property such as adding food service or changing from a brewery operation to a bar use all parking be paved and landscaped in accordance with the minimum landscape June 8, 2017 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-1412-C 9 ordinance requirements. 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. June 8, 2017 ITEM NO.: 6 FILE NO.: Z-4470-I NAME: Lot 2 Chenal Commercial Park Short-form PCD LOCATION: Located on the West side of Wellington Hills Road in the 100 Block of Wellington Hills Road DEVELOPER: Rowan Development 12206 West Markham Street Little Rock, AR 72211 SURVEYOR: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 3.2776 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.16 CURRENT ZONING: O-3, General Office District ALLOWED USES: General Office PROPOSED ZONING: PCD PROPOSED USE: Hotel and C-1, Neighborhood Commercial District uses VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning of the site from O-3, General Office District to PCD, Planned Commercial Development District, to allow the development of the site with two (2) buildings. The plan indicates a 98 room hotel and a 6,000 square foot commercial building. The commercial uses proposed for the new building are the uses as allowed within the C -1, Neighborhood Commercial Zoning District. The applicant indicates a restaurant is not proposed for the retail building due to the lack of parking available to serve June 8, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4470-I 2 a restaurant user. The plan indicates 148 parking spaces to serve the hotel and the retail building. The applicant indicates at this time the property is vacant and undeveloped. The proposal is to allow the development of the site in two (2) phases. The proposed hotel property is located on the western portion of the lot and is proposed to begin construction within six (6) months of the rezoning approval. The proposed single story 6,000 square foot retail building is proposed to begin construction approximately one (1) year after the rezoning approval. B. EXISTING CONDITIONS: The site is tree covered located just north of the Wellington Hills Road and Chenal Parkway intersection. To the south of the site is a Wal -greens, fast food restaurant an auto service business and a church. Across Wellington Hills Road is a bank and a former automobile dealership whi ch is being converted to commercial uses including restaurant space and a bowling alley. North of the site is an office use, tutoring, and further north is undeveloped C -1, Neighborhood Commercial District zoned property. This area includes a variety of uses including mini-warehouse, multi-family, churches, a large grocery and residential homes. At the southeast intersection of Chenal Parkway and Wellington Hills Road the Little Rock Planning Commission recently approved a Site Plan Review application to allow the placement of a convenience store with gas pumps. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Kanis Creek and the Parkway Place Neighborhood Associations 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. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is a variance being requested to advance grade future phases with construction of Phase 1? June 8, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4470-I 3 3. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 4. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or land owner. 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. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Travis Herbner, Public Works Traffic Engineering, at 501.379.1805 or therbner@littlerock.gov for more information. 7. All driveways shall be constructed with concrete aprons per City Ordinance. The driveway apron radius cannot extend beyond the projection of the side property line to the street. The driveway radius cannot be greater than 15-feet. 8. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The proposed driveway is less than 50-feet from the existing Walgreens driveway to t he south. Driveway spacing on an arterial street is 300-feet from other driveways and intersections and 150-feet from side property lines. Due to the limited street frontage and the Central Arkansas Water raw water line, the proposed driveway should be moved to the north and centered on the subject property between the two (2) existing driveways. The width of driveway must not exceed 36-feet. 9. Any land alteration or encroachments within water line easement must be approved by Central Arkansas Water. 10. 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: Little Rock Wastewater: Sewer available to this site. Capacity fee analysis required. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy requires more information on the location of this proposal. The print provided gave the block number and a lot number, but no other landmarks to be able to match the location with Entergy’s facilities mapping system. There is the potential that an Entergy Transmission line borders the property. More June 8, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4470-I 4 specific information relevant to the Transmission line and its easement may be required. 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 plan indicates considerable drainage, parking lot, and driveway improvements over two (2) existing large diameter Central Arkansas Water water mains. These waste mains must be protected and not damaged during construction of improvements. Central Arkansas Waster request cross sections along the centerline of the two (2) water mains indicating elevations, grades and improvement sections, subject to review and modification by Central Arkansas Waster before any approval of this improvement is made. 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. 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. 7. Due to the nature of this facility, installation of an approved red uced 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 June 8, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4470-I 5 Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and ann ually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. Fire Department: 1. 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. 2. 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. 3. Loading. Maintain fire apparatus access road design as per Appendi x 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. 4. 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 a. 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. b. 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. June 8, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4470-I 6 c. 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. d. D104.3 Remoteness. Where two fire apparatus acces s 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. 5. 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 a. 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. b. 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. c. 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. d. 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. 6. 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: June 8, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4470-I 7 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 op ening 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 lo ck 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. 7. 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. 8. 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 (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is not currently served by METRO but is in our long range plans. Please provide more detail in site plan regarding the pedestrian access to the site. June 8, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4470-I 8 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 submitt al requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.gov or Mark Alderfer at 501.371.4875; malderfer@littlerock.gov. Planning Division: This request is located in Chenal Planning District. The Land Use Plan shows Office (O) for this property The office category represents services provided directly to consumers (e.g., legal, financial, m edical) as well as general offices which support more basic economic activities. The applicant has applied for a rezoning from O-3 (General Office District) to PCD (Planned Commercial Development) to allow construction of a Hotel and retail building with C-3, General Commercial District uses as allowable uses. Master Street Plan: East of the property is Wellington Hills Road and it 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 Wellington Hills Road 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: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City’s landscape a nd 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. 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. 4. 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 June 8, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4470-I 9 be planted for every thirty (30) linear feet of perimeter planting strip. Perimeter planting strips are partially deficient on the south and west sides of the property. 5. 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). For developments with more than one hundred fifty (150) parking spaces the minimum size of an interior landscape a rea shall be three hundred (300) square feet. Interior islands must be a minimum of seven and one half (7 ½) 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. 6. 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 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. Landscape areas will need to be added for the com mercial building. 7. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 8. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 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: (May 17, 2017) The applicant was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff questioned the pro posed uses for the commercial building. Staff requested information concerning the proposed signage plan. Staff also stated all site lighting was to be low level and directional, directed downward and into the site. Staff question the location of the pr oposed dumpster and requested the applicant provide the hours of dumpster service. Public Works comments were addressed. Staff requested the applicant provide a sketch grading and drainage plan. Staff stated the driveway location was a concern and should be moved to the center of the property or share a driveway with Wal-greens to the south. Staff questioned if a variance from the Land Alteration Ordinance to allow grading of both phases with the initial development June 8, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4470-I 10 was being requested. Staff stated damage to public and private property due to the hauling operations or operation of construction related equipment was to be repaired by the responsible party prior to the issuance of a certificate of occupancy. Landscaping comments were addressed. Staff stated a perimeter planting strip was required around the site a minimum of nine (9) feet. Staff stated a minimum of eight (8) percent of the interior paved areas were to be landscaped. Staff stated developments of two (2) or more acres required a lands cape plan stamped with the seal of a registered landscape architect. Staff stated screening was required for the vehicular use areas adjacent to the street right of way. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. 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 most of the technical issues associated with the request. The applicant has provided the proposed signage plan and indicated the hours of dumpster service will be limited to 7 am to 6 pm Monday through Friday. The request is a rezoning of the site from O-3, General Office District to PCD, Planned Commercial Development District, to allow the development of the site with two (2) buildings. The plan indicates a 98 room hotel and a 6,000 square foot commercial building. The commercial uses proposed for the new building are the uses as allowed within the C-1, Neighborhood Commercial Zoning District. The applicant indicates a restaurant is not proposed for the retail building due to the lack of parking available to serve a restaurant user. The plan indicates 148 parking spaces to serve the hotel and the retail building. The proposal is to allow the development of the site in two (2) phases. The proposed hotel property is located on the western portion of the lot and is proposed to begin construction within six (6) months of the rezoning approval. The proposed single story 6,000 square foot retail building is proposed to begin construction approximately one (1) year after the rezoning approval. The applicant indicates a monument sign along Wellington Hills Road. The sign is proposed as a monument sign with a 100 square foot sign area. The sign is proposed with a maximum height of ten (10) feet. Building signage is propo sed on the southern and eastern facades of the buildings. The building signage is June 8, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4470-I 11 proposed not to exceed ten (10) percent of the façade area on the wall the signage is placed. The applicant indicates the hotel with a building envelope of 10,900 square feet. The plan indicates the hotel with four (4) floors and a building height of 50 -feet. The applicant indicates the hotel will serve food and beverage options to its guest as is customary of many hotel operations. There will be a small meeting space that will largely function as common areas throughout the hotel. There is no dedicated large volume meeting space planned for the hotel nor is there a dedicated restaurant or bar planned for the hotel that is proposed to serve outside customer. The plan indicates the placement of 127 parking spaces for the site. Parking for a hotel and motels is typically based on one (1) space per guestroom, plus an additional ten (10) percent of the total of all parking spaces required for developments larger than twenty (20) rooms for employees and non-guest users patronizing meeting rooms, restaurants and other facilities. Parking for the 98 room hotel would typically require 107 parking spaces. Parking for a retail development is typically based on one (1) parking space per 300 gross square feet of floor area. Parking for the 6,000 square foot retail center would typically require 20 parking spaces. The applicant has indicated a restaurant is not a use being requested for this development. This would result i n the need for 127 parking spaces to serve the development. The request includes a variance from the City’s Land Alteration Ordinance to allow grading of both phases with the development of the first phase. The applicant notes the grading is necessary to allow the site to balance and allow the access drive to be constructed into the site. Staff is supportive of the applicant’s request. The applicant is seeking approval of a rezoning of the site to allow the development of a hotel and retail buildin g in two (2) phases on this currently vacant parcel. The applicant has indicated a restaurant is not a part of the uses being request. 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. June 8, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4470-I 12 Staff recommends approval of the variance request from the City’s Land Alteration Ordinance to allow grading of both phases with the development of the first phase. PLANNING COMMISSION ACTION: (JUNE 8, 2017) 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 a pproval of the variance request from the City’s Land Alteration Ordinance to allow grading of both phases with the development of the first phase. There was no further discussion. The item was placed on the consent agenda and approved as recommended by st aff by a vote of 11 ayes, 0 noes and 0 absent. June 8, 2017 ITEM NO.: 7 FILE NO.: Z-5099-G NAME: Lots 9B – 9E Northwest Territory Short-form PCD Reinstatement LOCATION: Located on the South side of the Chenal Parkway and North of Cantrell Road, just West of the Chenal Parkway/Cantrell Road intersection DEVELOPER: PDC, LLC Pfeifer Development Company 16623 Cantrell Road, Suite 2A Little Rock, AR 72223 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 4.4 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.05 CURRENT ZONING: PCD - Expired ALLOWED USES: C-3, General Commercial District uses - lots less than the two (2) acre minimum as established by the Highway 10 Design Overlay District PROPOSED ZONING: Revised PCD PROPOSED USE: C-3, General Commercial District uses - lots less than the two (2) acre minimum as established by the Highway 10 Design Overlay District VARIANCE/WAIVERS: 1. A variance from the Land Alteration Ordinance to allow grading of the entire development site with the development of the first lot. June 8, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5099-G 2 BACKGROUND: Ordinance No. 20,005 adopted by the Little Rock Board of Directors on July 15, 2008, rezoned the property from C-3, General Commercial District to PCD, Planned Commercial Development District to allow the creation of four (4) lots with lot sizes less than typically allowed per the Highway 10 Design Overlay District and to allow the future development of the lots with uses as allowed within the C-3, General Commercial District. The development did not occur within the time specified in Section 36 -36-454. The applicant shall have three (3) years from the date of passage of the ordinance approving the preliminary approval to submit the final development plan. Requests for extensions of time shall be submitted in writing to the planning commission which may grant one (1) extension of not more than two (2) years. Time extensions shall be applied for by formal written request not less than ninety (90) days prior to the first expiration date. Failure of the applicant to file a timely extension shall be cause for revocation of the PUD as provided in this article. The three (3) year time period has expired and the applicant did not request a time extension. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request proposes four (4) commercial lots served by a private driveway connecting Highway 10 and Chenal Parkway. The property currently contains 4.4-acres and is located just west of the convenience store located at the intersection of Chenal Parkway and Cantrell Road. The developer is requesting a variation from the Highway 10 DOD for lot size, side and rear yard buffers and a reduction in the front yard landscaped a rea for one (1) of the proposed lots adjacent to Cantrell Road. According to the applicant over the last 20 years it has been difficult to develop smaller retail shops and restaurants along the corridor due to the constraints of the DOD. The plan proposed will allow a clustered style development and the ability to own the property in fee which has become a key component for these type users. The applicant has indicated the lots will develop utilizing C -3, General Commercial District type uses. The driveway locations are indicated on the plan. The private drive connection allows patrons the ability to exit onto Chenal Parkway and travel to the traffic signal at the intersection of Chenal Parkway and Cantrell Road for eastbound travel. The request includes the placement of two (2) ground mounted monument signs; one (1) sign located on Cantrell Road and one (1) sign located on Chenal Parkway. The signage is proposed consistent with development signage per the Highway 10 Design Overlay District or a maximum of ten (10) feet in height and 100 square feet in area. June 8, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5099-G 3 B. EXISTING CONDITIONS: The site is located on the north side of Cantrell Road extending from Cantrell Road to Chenal Parkway. The site slopes upward from Cantrell Road and is currently tree covered. There are a number of commercial uses and commercially zoned properties in the area including a convenience store, a big box retail and a mini-warehouse development. To the south of this site is an undeveloped C-3, General Commercial District zoned property. C. NEIGHBORHOOD COMMENTS: All property owners located within 200 -feet of the site along with the DuQuesne Place Property Owners Association and the Aberdeen Court Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Chenal Parkway 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. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55-feet from centerline will be required. Is a variance being requested? 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Chenal Parkway including 5-foot sidewalks with the planned development. The new back of curb should be located at least 29.5-feet from centerline. Are street improvements proposed to be phased? 4. With site development, provide the design of st reet conforming to the Master Street Plan. Construct one-half street improvement to Cantrell Road including 5-foot sidewalks with the planned development. The new back of curb should be located at least 29.5-feet from centerline or as required by AHTD. Ordinance No. 19,883 was approved by the Board of Directors which deferred construction of street improvements to Chenal Parkway and Cantrell Road for Lots 1, 2, 3, 5, 6, 7, 8 and 9A until Lot 9 develops. The specific deferral is for constructing approximately 4850 linear feet of widening for one (1) and one half (1 ½) lanes, curb and gutter, sidewalks, drainage, streetlights and intersection improvements on both sides of Chenal Parkway and the north side of Cantrell Road for the length of the frontage. June 8, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5099-G 4 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. Obtain permits for improvements within State Highway right -of-way from AHTD, District VI. 7. 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. 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 advance grade future phases with construction of Phase 1. 8. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage im provements is the responsibility of the developer and/or property owner association. 9. 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. 10. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 11. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 12. 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. 13. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 14. The proposed private streets creates a cut through street. The street was previously approved as shown on plan. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer main extension required, with easement, if new sewer service is required for this project. EAD analysis required. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities based on the information provided. A three phase power line exists to the south along the north side of Cantrell Road. Caution should be used when constructing a drive underneath the June 8, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5099-G 5 existing power line to ensure that all proper clearances are maintained. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this proposal 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 app ly to all connections including metered connections off the private fire system. 4. 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. 5. 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. 6. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. June 8, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5099-G 6 Fire Department: 1. Maintain Access: 2. 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. 3. 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. 4. 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. 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. a. 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 a ccess for each structure. b. 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. i. 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. c. D104.3 Remoteness. Where two fire apparatu s 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 June 8, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5099-G 7 the lot or area to be served, measured in a straight line between accesses. 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 a. 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. b. 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. c. 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. d. 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. 7. 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. June 8, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5099-G 8 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 t o 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. 8. 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 (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is served by METRO on route 25 Roland Express. The location on Chenal has seen an increase in ridership commuting from downtown to employment in West Little Rock. The route is in our future long range plans for increased frequency. Connect sidewalks to building entrances for access to the transit 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.gov or Mark Alderfer at 501.371.4875; malderfer@littlerock.gov. June 8, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5099-G 9 Planning Division: This request is located in 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 revision to an existing PCD (Planned Commercial District) to allow the reinstatement of a four lot development plan and to allow C -3 (General Commercial District) use. The request is within the Highway 10 Overlay District. Master Street Plan: North of the properties is Chenal Parkway and it is shown as a Minor Arterial on the Master Street Plan. South of the properties is Cantrell Road and it is shown as a Principal 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 Chenal Parkway since it is a Minor Arterial. The primary functi on of a Principal Arterial Street is to serve through traffic and to connect major traffic generator or activity centers within an urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Roa d since it is a Principal Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class I Bike Path shown along the Cantrell Road. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or/and easement is recommended. Nine-foot paths are recommended to allow for pedestrian use as well, replacing the sidewalk. There is a Class III Bike Route shown on Chenal Parkway. These Bike Routes require no additional right-of-way, but either a sign or pavement marking 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 Design 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 June 8, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5099-G 10 installation with an average linear spacing of not less at three (3) feet within the required landscape area 3. 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. 4. 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. 5. 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. 6. 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 ½) 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. 7. A landscape irrigation system shall be required as per Highway 10 site design and development standards. 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: (May 17, 2017) 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 in need of addressing related to the site plan. Staff stated the development was the same development approved by the City Board in 2008. Public Works comments were addressed. Staff questioned if a variance from the City’s Land Alteration Ordinance was being requested to allow grading of the site with the initial development. Staff stated the City’s stormwater detention ordinance would apply to the future development of the site. June 8, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5099-G 11 Landscaping comments were addressed. Staff stated the site was located within the Highway 10 Design Overlay District. Staff stated the overlay had various requirements related to landscaping along Highway 10 and the perimeter planting strips. Mr. White stated the plan as presented was the exact plan approved by the Board in 2008. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. 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 May 17, 2017, Subdivision Committee meeting. The applicant has indicated the hours of dumpster service to limit the hours to daylight hours. The applicant has requested each of the lots be viewed as individual lots to allow the landscape islands to be limited to 150 square feet in area. Staff is supportive of this request. The site plan indicates the subdivision of this 4+ acre tract into four (4) individual lots and the construction of a restaurant or commercial building on each of the individual lots. The request includes C-3, General Commercial District uses as allowable uses. An access easement will be extended from Cantrell Road to Chenal Parkway to allow access to the proposed lots from each roadway and eliminate the need for individual drives along Cantrell Road and Chenal Parkway. The drive is proposed within a 60 foot access and utility easement and the drive is proposed with 36 feet of paving and sidewalks located on both sides. The request includes a variance from the Land Alteration Ordinance to allow grading of the entire site with the development of the first phase. The developer has indicated to allow the access drive to be developed in the first phase clearing of the remainder of the lots is necessary to balance the site. Staff is supportive of the request. Order boards are indicated on the site plan and a note has been included stating the order boards will be screened per the typical ordinance standards. A dumpster location has been indicated on each of the four (4) lots. The dumpster locations indicated along Chenal Parkway are proposed with masonry screens and a metal gate. The plan indicates evergreen plantings around the enclosure to soften the visual impact of the enclosure. The ordinance typically requires trash receptacles and pick up to be oriented away from the street side of June 8, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5099-G 12 the property and adequately screened from view. Staff is supportive of the placement of the dumpster containers provided they are screened and landscaped. The site plan indicates the right of way for Cantrell Road to be dedicated to ½ of a 110 foot right of way and improved as required by the Boundary Street Ordinance and the Master Street Plan. The improvements to Cantrell Road are subject to approval by the Arkansas State Highway and Transportation Department. Improvements to Chenal Parkway will be completed per the Boundary Street Ordinance requirements. The ordinance typically requires the placement of a 40 foot landscape strip along Cantrell Road. The site plan indicates an encroachment into the 40 foot landscape buffer on Lot 9B. The buffer is being reduced from 40 feet to what appears to be 12 feet. An Arkansas State Highway Department right of way extends into the site to cover an existing drainage structure. The area will be maintained as a grassed landscaped area and have the visual impact of a landscape strip even though the applicant does not own this area. The site plan indicates the placement of an 18 foot to 20 foot landscape strip along the eastern perimeter of the site and a 17 foot landscape strip along the western perimeter of the site. The ordinance would typically require the placement of a landscape strip averaging a minimum of 25 feet from the property line on these perimeters. The site plan indicates the placement of a minimum landscape strip of 15 feet along Chenal Parkway as typically allowed where a yard abuts a street right and is adjacent to land zoned for office and residential. The development is indicated with two (2) development signs. The signage is proposed consistent with development signage as typically allowed per the Highway 10 Design Overlay District or a maximum of ten (10) feet in height and one hundred (100) square feet in area. The individual lots are not proposed with ground mounted signage and will not be a llowed to place signage on the individual lots. Building signage is proposed consistent with signage allowed in commercial zones or a maximum of ten percent of the façade area. The Overlay typically allows a minimum lot size of two (2) acres and a sing le building is allowed per two (2) acres. The development proposes to create four (4) lots which do not meet the minimum lot size criteria. The applicant is proposing the construction of four (4) buildings on the site which also does not meet the building site criteria of one (1) building per two (2) acres. Staff is supportive of the request. Staff does not feel the variations from the Highway 10 Design Overlay District to allow reduced lot sizes and a reduced landscape strip along the perimeters will significantly impact the development or June 8, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5099-G 13 the area. The site is adjacent to commercially zoned property to the east and west. The eastern property has developed with a convenience store and the property to the west is vacant C-3, General Commercial District zoned property. Staff does not feel the reduction in the front landscape strip will be a significant impact since the area will be maintained as a grassed landscaped area. Staff does not feel the creation of the lots with less than the two (2) acre typical minimum lot size will significantly impact the development. The developers intend to develop the site with smaller restaurant users which typically do not require large amounts of land area. The lots will be developed with an overall development plan to allow a unified development of the lots. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the creation of four (4) lots and the construction of individual buildings on these lots is an appropriate use 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 approval of the variance request from the City’s Land Alteration Ordinance to allow grading of the entire site with the development of the first lot. PLANNING COMMISSION ACTION: (JUNE 8, 2017) 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 entire site with the development of the first 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. June 8, 2017 ITEM NO.: 8 FILE NO.: Z-5773-B NAME: St. Margaret’s Episcopal Church Long-form PD-R LOCATION: Located at 20900 Chenal Parkway DEVELOPER: St. Margaret’s Episcopal Church 20900 Chenal Parkway Little Rock, AR 72223 SURVEYOR: Global Surveying Consultants, Inc. 6511 Heilman Court North Little Rock, AR 72118 ARCHITECT: Allison + Partners Katie Bruhl, AIA, LEED AP 200 West Capitol Avenue, Suite 1400 Little Rock, AR 72201 AREA: 10.8-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.12 CURRENT ZONING: R-2, Single-family with a CUP for a Church ALLOWED USES: Single-family and a church PROPOSED ZONING: PD-R PROPOSED USE: Multi-phased development of a church campus VARIANCE/WAIVERS: None requested. June 8, 2017 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-5773-B 2 BACKGROUND: On January 4, 1994, the Little Rock Planning Commission approved a Conditional Use Permit to allow for the phased development of this R-2, Single-family zoned, 10.8+ tract by St. Margaret’s Episcopal Church. The phased development included three (3) buildings to be connected by a central lobby area. Phase I was a two -story multipurpose building containing classrooms and administrative offices on the first floor and a multipurpose space on the second floor. The multipurpose space could accommodate up to 400 persons for worship services. Phase II was a second building (two-story) containing additional and classroom space and a 1000 se at sanctuary. Once this phase was completed, the Phase I multipurpose space would become a formal fellowship hall. The Phase III building was a two -story open space to be used for recreation and fellowship hall. Phased parking for 259 on -site parking spaces was included. The eastern 1/3 of the property was shown to remain wooded and natural with hiking/interpretative trails and benches for contemplation. On November 11, 1999, the Director of Planning and Development approved a modification to the plan allowing for the reorientation of the buildings and parking and the addition of a garden, outdoor altar and Columbarium. Initial access to the site was to be from a single driveway onto Chenal Parkway. A later phase added access to Chenal Valley Drive on the north. The Phase I building, much of the parking and the Columbarium were constructed as proposed. On January 19, 2006, the Church was approved a revision to the Conditional Use Permit to allow for construction of a Prayer House (medication space) in the woods on the eastern 1/3 of the property. The Prayer House contained approximately 1500 square feet of enclosed space and two (2) adjacent gardens. There was a path from a proposed driveway to the Prayer House. The path was proposed with cru shed rock, ADA compliant. The enclosed medication space was designed to accommodate no more than 24 people and would be used on an intermittent basis. The building was designed to fade into the texture of the woods. The building was a foundation of nati ve stone and clad in textured copper shingles to imitate the bark of the pine trees on the site. As the copper aged, it would oxidize and form a patina that would blend in with the color and textures of the native pines and oaks. The roof form was an arc that reached upward to the sky, with a ribbon of translucent glass between the roof and the top of the copper clad wall. The height of the building was approximately 26 -feet. The Prayer House and path have been completed. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now requesting a rezoning of the site from R -2, Single-family with a CUP, Conditional Use Permit, for a church to PD -R, Planned Development Residential District, to allow the development of the site with mult iple buildings in a multi-phased development plan. June 8, 2017 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-5773-B 3 The Episcopal Diocese of Arkansas purchased the property from Deltic Farm & Timber Company, Inc. on November 26, 1990, and approved the use of the site for St. Margaret’s Episcopal Church. A master pla n for the development of the site was submitted to the City and a Conditional Use Permit was approved on January 4, 1994. The first phase of construction included the 13,550 square foot “worship Center” which was completed in 1995. A 1,741 square foot “H ouse of Prayer” was completed in 2007. The site currently includes 160 parking spaces. Building coverage: footprint levels total area Existing Worship Center: 6,775 2 13,550 Existing Welcome Center: 1,400 2 2,800 Existing House of Prayer: 1,741 1 1,741 Proposed Educational Facility: 4,600 2 9,200 Future Sanctuary Building*: 18,000 2 (max.) 36,000 * Future Sanctuary Building is shown as previously submitted on the master plan for the Conditional Use Permit; building has not been designed. Parking requirements will be reevaluated when complete program of Sanctuary Building is developed. The master plan for the continued development of the site includes a new Sanctuary Building, an Educational Facility and Outdoor Chapel. St. Margaret’s recently held a successful capital campaign to raise funds for the new Educational Facility and hired Allison + Partners to move ahead with the construction documents for the building. The building will prim arily be used for Sunday School classes by the church; it will also include a large multi-purpose room and staff offices. The new facility will be located adjacent to the existing Welcome Center on a previously undeveloped portion of the site. The Chenal Valley Architectural Control Committee has provided confirmation of approval of the proposed development plan. St. Margaret’s is proposing to begin construction in the Fall of 2017 and open the facility in September 2018. B. EXISTING CONDITIONS: The Church, the Prayer House and the Columbarium have been completed. The initial phases of parking have been completed. Chenal Parkway is developed as a four (4) lane street with a median south of this site tapering to a two (2) lanes north of Chenal Valley Drive. Chenal Valley Drive is in place and terminates in a cul-de-sac along this property’s eastern boundary. There are single -family homes located to the south, west and southwest of this site. There is undeveloped C-2, Shopping Center District zoned property located to the north of this site and OS, Open Space zoned property located to the east of this site. June 8, 2017 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-5773-B 4 C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Margeaux Property Owners 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. With the issuance of a building permit, sidewalks with appropriate handicap ramps are required to be installed adjacent to Chenal Parkway in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer available to this site. Capacity fee analysis required. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. There is an existing underground power line running from Chenal Parkway on the west to a pad mount transformer at the northwest corner of the existing worship center, but it does not appear to be in conflict with the proposed expansion. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) 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, the y 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 June 8, 2017 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-5773-B 5 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 conne ction(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. 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. 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. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. Fire Department: Full plan development review. 1. Maintain Access: 2. 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. 3. 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. June 8, 2017 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-5773-B 6 4. 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. 5. 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 a. 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. b. 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. c. 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 f ire code official. d. 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. 6. 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. June 8, 2017 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-5773-B 7 7.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. 8.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 (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is not currently served by METRO but is on our long range plans. We advise the site plan include sidewalks for future access to the transit route. METRO would expect to serve a facility of this nature with June 8, 2017 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-5773-B 8 paratransit serve for students, aged residents and those with disabilities. Any canopies that overhang the drive aisle must be high enough to serve passengers at the entrance to the building as required by ADA. Verify heights with METRO paratransit vehicle documentation. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For informat ion on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.gov or Mark Alderfer at 501.371.4875; malderfer@littlerock.gov. Planning Division: This request is located in Chenal Planning District. The Land Use Plan shows Public Institution (Pl) for this property. Public Institutional category includes public and quasi-public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. The applicant has applied for a rezoning from R-2 CUP (Single Family District - Conditional Use Permit) to PDR (Planned Development Residential) for approval of a Master Campus Plan for a church. The request is within the Chenal Overlay District. Master Street Plan: North of the property is Chenal Valley Drive and it is shown as a Local Street on the Master Stre et Plan. West of the Property is Chenal Parkway and it shown as a Principal Arterial 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. The primary function of a Principal Arterial Street is to serve through traffic and to connect major traffic generator or activity centers within an 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. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class I Bike Path shown along the Chenal Parkway. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or/and easement is recommended. Nine-foot paths are recommended to allow for pedestrian use as well, replacing the sidewalk. June 8, 2017 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-5773-B 9 Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance and the Chenal Design Overlay District requirements. 2. Any new site development will need to adhere to the current landscape code. 3. 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 17, 2017) The applicant was present. Staff presented an overview of the item stating there were few outstanding technical issues in need of addressing related to the site plan. Staff stated the previous plan indicated parking in conjunction with a future phase of building construction. Staff requested the applicant indicate any future parking or buildings on the proposed site plan. Staff requested information concerning the proposed signage plan. Staff also questioned any fences or walls that would be constructed with any future development of the site. Public Works comments were addressed. Staff stated any broken curb, gutter or sidewalk was to be replaced prior to the issuance of the final certificate of occupancy. Staff stated with the issuance of a building permit sidewalks and appropriate handicap ramps were to be installed along Chenal Parkway. Landscaping comments were addressed. Staff stated any new site development was required to adhere to the current landscape ordinance requirements. Staff stated the City Beautiful Commission recommended preserving existing trees where feasible on the site. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. 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 the technical issues associated with the request. The applicant has provided the proposed signage plan, the location of the proposed fences and walls and indicated the placement of future parking to serve additional buildings indicated for future construction. June 8, 2017 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-5773-B 10 The request is to rezone the site from R-2, Single-family with a CUP, Conditional Use Permit, for a church to PD-R, Planned Development Residential District, to allow the development of the site with multiple buildings in a multi-phased development plan. The applicant indicates all development will not be completed within the three (3) year limited time frame offered by the Conditional Use Permit process, therefore the applicant is seeking the rezoning. The Episcopal Diocese of Arkansas purchased the property from Deltic Farm & Timber Company, Inc. on November 26, 1990, and approved the use of the site for St. Margaret’s Episcopal Church. A master plan for the development of the site was submitted to the City and a Conditional Use Permit was approved on January 4, 1994. The first phase of construction included the 13,550 square foot “worship Center” which was completed in 1995. A 1,741 square foot “House of Prayer” was completed in 2007. The site currently includes 160 parking spaces. The proposed plan indicates the placement of an educational facility containing a 4,600 building footprint with two (2) levels for a total of 9,200 square feet. The future sanctuary building is indicated containing an 18,000 square foot building envelope with the potential for two (2) levels and a maximum of 36,000 gross square feet. The future sanctuary building is indicated on the plan to be included in the overall master plan but the building has not been designed. The parking required to meet the typical minimum standards will be added to accommodate the building at the time of construction. The educational facility will be used primarily for Sunday School classes by the church; it will also include a large multi-purpose room and staff offices. The new facility will be located adjacent to the existing Welcome Center on a previously undeveloped portion of the site. The Chenal Valley Architectural Control Committee has provided confirmation of approval of the proposed development plan. St. Margaret’s is proposing to begin construction in the Fall of 2017 and open the facility in September 2018. The applicant indicates any future ground signage will comply with the Chenal/Financial Center Design Overlay District. The applicant notes building signage will be placed on the building facades at the entry to the building. The signage is proposed not the exceed six (6) square feet in sign area. The request includes a deferral of the sidewalk construction along Chenal Parkway. The applicant has indicated the sidewalk along Chenal Parkway will be installed with the next phase of construction. Staff is supportive of the d eferral request. Staff is supportive of the applicant’s request to allow the multi-phased development plan for the church. The applicant is seeking the rezoning to allow June 8, 2017 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-5773-B 11 for the development plan to be in place for more than the current three (3) year period as allowed per the Conditional Use Permit application process. To staff’s knowledge there are no outstanding technical issues associated with the request in need of addressing. Staff feels the development plan as proposed 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 approval of the deferral request for the installation of the sidewalk along Chenal Parkway until the next phase of building construction. PLANNING COMMISSION ACTION: (JUNE 8, 2017) 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 deferral request for the installation of the sidewalk along Chenal Parkway until the next phase of building construction. 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. June 8, 2017 ITEM NO.: 9 FILE NO.: Z-6698-D NAME: Norris Furniture Revised Short-form PCD LOCATION: Located at 3900 John Barrow Road DEVELOPER: Bradford Norris 3900 John Barrow Road Little Rock, AR 72204 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 1.148 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 6 PLANNING DISTRICT: 10 CENSUS TRACT: 24.05 CURRENT ZONING: PCD, Planned Commercial Development ALLOWED USES: Mixed Office/Commercial PROPOSED ZONING: Revised PCD PROPOSED USE: Add C-1, Neighborhood Commercial District uses as allowable uses VARIANCE/WAIVERS: None requested. BACKGROUND: On August 3, 1999, the Board of Directors adopted Ordinance No. 18,078, rezoning the property from R-3, Single-family to PCD, Planned Commercial Development District. The approved PCD, Planned Commercial Development, allowed a single building mixed office/commercial development. The approved site plan included a 10,000 square foot building (17 feet in height) located near the center of the site, with parking on the north, south and east sides. The following uses were approved for the building: June 8, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6698-D 2 1. Supplies Plus Co., Inc. (Office/showroom/warehouse) – 3,108 square feet (760 square feet of warehouse space) 2. Two (2) beauty salons – 1,936 square feet total 3. General office use – 4,956 square feet Alternate uses for the site were to be O -3, General Office District uses. Wall-mounted signage conforming to the ordinance standards for office zoning was also appro ved for the project. Approved hours of operation were from 8:00 am to 5:00 pm, Monday through Saturday. On August 21, 2001, the Board of Directors adopted Ordinance No. 18,535, revising the previously approved PCD. The revision adjusted the amount of building area, within the approved building, to be devoted to the approved uses. The following uses were approved for the building: 1. Supplies Plus Co., Inc. (Office/showroom/warehouse) – 6,000 square feet (3,600 square feet of warehouse space) 2. Two (2) beauty salons – 2,000 square feet total 3. General office use – 2,000 square feet The adjustment in the amount of building area was the only modification to the approved PCD, Planned Commercial Development. O-3, General Office District uses were retained as allowable alternative uses. On May 11, 2006, the Little Rock Planning Commission withdrew a request to amend the PCD, Planned Commercial Development site plan to allow the placement of a ground mounted sign on the site. The sign was proposed ten (10) feet high and ninety (90) square feet in area. There were no other changes to the approved site plan proposed as a part of the application request. On March 10, 2011, the Little Rock Planning Commission denied a request to allow a revision to the previously approved uses and add an events center as an allowable use. The denial was appealed to the Little Rock Board of Directors but was withdrawn prior to the Board hearing the appeal request. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The site contains a one-story metal building containing 10,030 gross square feet of floor area. There are 33 parking spaces located on the site. The applicant is proposing to amend the previously approved PCD, Planned Commercial Development, to add C-1, Neighborhood Commercial District uses as the June 8, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6698-D 3 allowable uses for the site. The building contains five (5) suites. Currently the anchor tenant, Norris Furniture occupies three (3) of the suites. B. EXISTING CONDITIONS: The site is developed with the office/warehouse building. The furniture store is located within the building. There are no other tenants in the building. There are single-family homes located to the north, south and west with a church located to the northwest along Ludwig Street. There are t wo (2) daycare centers located in the area, one (1) on West 42nd and John Barrow Road and the second on West 36th and Ludwig Streets. Single-family residences, vacant R-3, Single-family zoned property and another church is located across John Barrow Road to the east. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. John Barrow 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer available to this site. Please confirm whether sewer main is under the building. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. Service is already being provided to this property from the north of the property via an underground service line to the back of the building. Contact Entergy in advance to discuss any changes to electrical service requirements, or adjustments to existing facilities (if any) as this proposal proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. June 8, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6698-D 4 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. 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. 5. Due to the nature of this facility, installation of an approved reduced pressu re 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. 6. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. Fire Department: 1. Maintain Access: 2. 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. June 8, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6698-D 5 3. 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. 4. 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. 5. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Se ction C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is served by route 9 West Central/ J. Barrow. The building is located on the transit route and the stop is nearby a t 40th Street. We recommend sidewalk repairs as needed for access to the transit route. 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.gov or Mark Alderfer at 501.371.4875; malderfer@littlerock.gov. Planning Division: This request is located in Boyle Park Planning District. The Land Use Plan shows Mixed Office and Commercial (MOC) for this property. The Mixed Office and 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 offi ce and commercial. The applicant has applied for a revised Planned Commercial June 8, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6698-D 6 Development to add C-1 (Neighborhood Commercial District) uses as allowable uses. The request is within the John Barrow Road Overlay District. Master Street Plan: East of the property is John Barrow Road and it 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. Entranc es and exits should be limited to minimize negative effects of traffic and pedestrians on John Barrow Road 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 s ite. Bicycle Plan: There is a Class II Bike Lane shown along John Barrow 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. Any new site development will need to adhere to the current landscape code. 3. If building rehabilitation exceeds fifty percent (50%) of the replacement cost then the landscaping and buffer must also come into compliancy accordingly. 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 17, 2017) 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 request was to include C-1, Neighborhood Commercial District uses as allowable uses for the site. Staff stated within the C -1, Neighborhood Commercial Zoning District a sit-down restaurant was allowed. Staff stated based on the square footage of the building and the available parking there were not supportive of allowing a restaurant. Mr. Norris stated he would eliminate a restaurant as a potential use. Public Works comments were addressed. Staff stated John Barrow Road was classified on the Master Street Plan as a minor arterial street. Staff stated a dedication of right of way to 45 feet from centerline was required. Landscaping comments were addressed. Staff stated any new development would require compliance with the current landscape ordinance requirements. June 8, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6698-D 7 Staff noted the comments from the various o ther departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant provided staff with an updated cover letter indicating no change to the existing signage, fencing and site plan are proposed. The applicant indicates the only modification is to the allowable uses for the site. The site contains a one-story metal building containing 10,030 gross square feet of floor area. There are 33 parking spaces located on the site. The applicant is proposing to amend the previously approved PCD, Planned Commercial Development, to add C-1, Neighborhood Commercial District uses as allowable uses for the site. Parking for general retail is based on one (1) parking space per 300 gross square feet of floor area. The building contains 10,030 gross square feet of floor area which would typically require the placement of 33 parking spaces to serve the retail uses. As indicated the applicant is seeking approval of C -1, Neighborhood Commercial District uses as allowable uses for the site. Within the C-1, Neighborhood Commercial Zoning District a “sit-down” restaurant is an allowable use. Restaurant uses typically require the placement of one (1) parking space per 100 gross square feet of floor area. Based on the current parking and the square footage of the building staff recommends the uses of the building match the parking available on the site. The site is located within the John Barrow Design Overlay District. The Overlay has provision for signage, the placement of the front façade, fencing and the placement of service areas and waste containers. The John Barrow Overlay states any freestanding sign on the premises shall be monument style no more than ten (10) feet in height and consistent with other standards of article X of the zoning ordinance. The John Barrow Overlay states facades facing John Barrow Road may be any standard material, except corrugated or ribbed metal materials. The existing building does not contain corrugated or ribbed metal materials. Should the building be damaged or destroyed the replacement building must also comply with this provision. June 8, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6698-D 8 The John Barrow Overlay states electric fences and the use of barbed, concertina wire or other types of wire specifically designed to inflict injury upon human contact are prohibited. Chain-link fencing is prohibited from the building facade to John Barrow Road. Chain-link fencing on other portions for the site is to be vinyl coated. Currently there are no fences on the site which do not comply with the Overlay. Should any additional fences be added in the future all fencing must fully comply with the Overlay standards. The John Barrow Overlay states service/loading and waste/dumpster areas shall not be located within the front setback facing John Barrow Road or between the building and John Barrow Road or side streets on corner lots. They shall be located to the side or rear of buildings and shall be screened to comply with the provisions of this chapter. The existing dumpster is located beyond the setback and is fully screened to comply with the typical development standards of the zoning ordinance and the John Barrow Overlay District requirements. Staff is supportive of the applicant’s request. The applicant is seeking approval of a revision to the existing PCD, Planned Commercial Development Zoning District, to add C-1, Neighborhood Commercial District uses as allowable uses for the site. The site is currently developed with a building and parking. Staff recommends any future uses of the building match the parking available on the site. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the request to add the additional uses 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 all future uses of the building match the parking available on the site. PLANNING COMMISSION ACTION: (JUNE 8, 2017) 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 that all future uses of the building match the parking available 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. June 8, 2017 ITEM NO.: 10 FILE NO.: Z-7500-F NAME: The Hamilton Apartments Long-form PD-R LOCATION: Located behind 14524 - 14810 Cantrell Road DEVELOPER: Rees Commercial 11719 Hinson Road, Suite 130 Little Rock, AR 72212 ENGINEER: Crafton Tull and Associates 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72211 AREA: 10.67-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 1 CENSUS TRACT: 42.05 CURRENT ZONING: R-2, Single-family and PCD, Planned Commercial Development ALLOWED USES: Single-family and Mixed use commercial and office PROPOSED ZONING: PD-R PROPOSED USE: Multi-family, 23.24-units per acre VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning of the site from R -2, Single-family and PCD, Planned Commercial Development, to PD-R, Planned Development Residential, to allow the development of a 10.67-acre site with a multi-family development. The development is proposed with two (2) interior court yards which will contain a swimming pool, outdoor cooking areas, sports courts and seating areas. The site plan includes 442 parking spaces, 22 of which will be under the building in garages. The parking as proposed represents a parking June 8, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7500-F 2 ratio of 1.88 spaces per unit. The parking lot will be lighted with cut -off type luminaires so that light does not spill from the site onto the neighboring properties. The building exterior finishes will be a combination of masonry and architectural cementations panels. The roof will have a residential pitch and be covered with architectural shingles. The development will be gated with an emergency access behind Pinnacle Station Retail Center. Detentio n storage will be provided on site in surface ponds. A trash compactor will be located on the site and be serviced during regular business hours. The site plan includes a recreational area between the parking lot and the floodway and the developer is con sidering creating a walking trail along the creek. B. EXISTING CONDITIONS: The site is located along the Isom Creek on the northern boundary and retail centers along the southern boundary. There are large areas of the floodway contained within this property which have been filled without proper clearances and grading permits. The property to the north has frontage on Pinnacle Valley Road and is developed with single-family homes. The property to the west is currently under development for a single-family subdivision. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Westchester Neighborhood Association, the Pinnacle Valley Neighborhood Association and the Tulley Cove 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. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is the project proposed to be constructed in 1 phase? 3. The fill placed within floodway should be removed and vegetation established, prior to the item being heard by the Little Rock Planning Commission. June 8, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7500-F 3 4. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer, property owner’s a ssociation and/or land owner. 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. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 8. The minimum Finish Floor elevation of at least one (1) foot or more above the base flood elevation is required to be shown on plat and grading plans. 9. 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. 10. With portions of the proposed development within the floodway, a Conditional Letter of Map Revision (CLOMR) must be approved prior to issuance of a grading permit. A Letter of Map Revision (LOMR) must be approved to revise the floodway prior to issuance of the building permit even if the LOMR is being prepared by another party. 11. Due to the proposed traffic volumes, the existing driveway creates left turn conflicts with Jerry Drive. The existing driveway should be relocated to align with Jerry Drive to alleviate the unsafe driving condition. 12. Will the west driveway serve as an emergency access only or will provide a 2nd full access for all apartment occupants. Show on plan the emergency access connection planned for the Village at Isom Creek Subdivision located to the west. 13. If proposed for a 2nd access by the apartment occupants, obtain approval for use of the shared access easement located at the Taylor Loop Road/HWY 10 Intersection. 14. Per Chapter 36, no parking is allowed within the floodway. 15. 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 or mglasgow@littlerock.gov for more information. June 8, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7500-F 4 16. Show proposed location of gates, call box(s), and turnaround for a SU-30 vehicle. 17. Submit a Traffic Impact Study for the proposed project due to the amount of vehicular traffic on Hwy 10 and the amount of left turn movements. Study should address trip generation and trip distribution for the development and also should take into account existing and projected traffic growth. 18. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55-feet from centerline will be required. 19. The access to the property should be provided by a shared access easements. The access easements should be constructed to minor commercial street standards (31 feet wide) with sidewalks. On the east the shared access easement, street width should be 36 feet from the existing building to Cantrell Road. The west access at the Taylor Loop Road intersection is proposed to be taken through an existing parking lot which is not constructed to a private commercial street standard. It has developed with noncompliant driveway spacing, back-out parking spaces, no pedestrian access and is not constructed to a standard street section. 20. Obtain permits for improvements within State Highway right -of-way from AHTD, District VI. 21. 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. 22. A right turn lane should be constructed on Cantrell Road for the east driveway and the taper extend to the adjacent property's driveway if access other than emergency only access to the apartments is planned. A taper should be provided with a 100 foot taper and 50 foot stack. 23. The proposed access easement cannot be used to back vehicles. All parking spaces adjacent to the access easement must be removed. The easements should be constructed to commercial street standard with sidewalks. 24. A minimum undisturbed strip 25-feet wide except for reasonable access shall be provided along each side of streams having a 10 year storm >150 cfs. The undisturbed strip should be measured from the top of the bank. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer main relocation with new easements required as drawn. Exchange or abandonment of easements requires Little Rock Wastewater Review Committee approval. Capacity fee analysis required. Contact Little Rock Wastewater Utility for additional information. June 8, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7500-F 5 Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities based on the information provided. Power lines exist to the east along Pinnacle Valley Road and to the south serving existing customers in the area. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this p roposal 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 plan indicates considerable drainage, parking lot, and driveway improvements over two (2) existing large diameter Central Arkansas Water water mains. These waste mains must be protected and not damaged during construction of improvements. Central Arkansas Waster request cross sections along the centerline of the two (2) water mains indicating elevations, grades and improvement sections, subject to review and modification by Central Arkansas Waster before any approval of this improvement is made. 3. A water main extension will be needed to provide water service to this property. 4. 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. 5. 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. 6. 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. 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 mate rials 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. June 8, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7500-F 6 8. 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. Fire Department: 1. 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. 2. 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. 3. 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 a n 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. 4. 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 a. 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. June 8, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7500-F 7 b. 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. c. 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. d. 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. 5. 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. 6. 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 mean s of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. June 8, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7500-F 8 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. 7.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. a.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. b.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. 8.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 (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: The location is served by METRO nearby on route 25 Roland Express. The preliminary site plan does not show the road, pedestrian connection or in this case connections to the bike trail along Pinnacle Valley Road. Please provide more information as to how the development would integrate to local transportation systems. June 8, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7500-F 9 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.gov or Mark Alderfer at 501.371.4875; malderfer@littlerock.gov. Planning Division: This request is located in River Mountain Planning District. The Land Use Plan shows Residential Low Density (RL) and Transitional (T). The Residential Low Density category provides for single family homes at densities not to exceed six (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 six (6) units per acre. Transition is a land use plan designation that provides for an orderly transition between residential uses and other more intense uses. Uses that may be considered are low-density multi-family residential and office uses if the proposals are compatible with the quality of life in nearby residential areas. The applicant has applied for a rezoning from R -2 (Single Family District) and PCD (Planned Commercial Development) to PDR (Planned Development Residential) to allow a new apartment complex. Master Street Plan: There are no streets shown in the immediate vicinity. Bicycle Plan: A Class I Bike Path is shown. 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. Thirteen-foot paths are recommended when not along streets. 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 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 June 8, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7500-F 10 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. The properties to the north, east and west are zoned R-2, Single-family. The average width of the lot is approximately eight hundred and thirty (830) feet. A fifty (50) foot buffer will be required in this area. The average depth of the lot is approximately five hundred and seventy-five (575) feet. A minimum thirty-five (35) foot will be required. The west buffer and a portion of the north buffer is deficient. 4. 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. 5. 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. 6. 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). For developments with more than one hundred fifty (150) parking spaces the minimum size of an interior landscape area shall be three hundred (300) square feet. Interior islands must be a minimum of seven and one half (7 ½) 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. 7. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 8. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 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: (May 17, 2017) Mr. Frank Riggins was present representing the request. Staff presented an overview of the item stating there were a number of technical issues associated with the request in need of addressing. Staff questioned the entrance to t he development and the access proposed along the eastern portion of the site. Mr. Riggins stated the driveway within the eastern portion of the site would be June 8, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7500-F 11 gated and used as emergency access only. Staff questioned the proposed signage plan, the maximum building height and the proposed phasing plan. Public Works comments were addressed. Staff stated the ordinance did not allow for parking within the floodway. Mr. Riggins stated the site plan had been modified to remove the parking within the flood way. He stated the improvements would be located outside the floodway. He stated there would be items within the floodplain. He stated the finished floor elevation for the building was proposed at 295-feet above mean sea level. He stated there would be parking within a basement of the proposed building which would be located within the floodplain. Staff stated a Conditional Letter of Map Revision, CLOMR, was required prior to the issuance of a grading permit. Staff stated Letter of Map Revisions, LOMR, was required to revise the floodway prior to the issuance of the building permit. Staff stated the main entrance to the development was through a parking lot. Staff stated previously they had not supported allowing access to this area via the shopping center parking lot. Staff stated the drive was not constructed to commercial street standard. Staff stated to allow access the developer was to redesign the entrances to the southern parking lots and to eliminate any parking which backed into the access easement. Staff stated in addition sidewalks were to be placed on the access drive to allow pedestrian connectivity to the site from adjacent streets and commercial uses. Landscaping comments were addressed. Staff stated the new development was to comply with the City’s landscape and buffer ordinance requirements. Staff stated screening was required along the sites eastern, western and northern perimeters. Staff stated a portion of the buffers were to remain undisturbed where adjacent to residentially zoned or used property. Staff stated a perimeter planning strip of not less than nine (9) feet was required around the site. Staff stated the vehicular use area was to be landscaped at a minimum of eight (8) percent of the paved area. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. 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 most of the technical issues associated with the request. The applicant has provided the proposed signage plan, the maximum building height and the proposed phasing plan. June 8, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7500-F 12 The request is a rezoning of the site from R-2, Single-family and PCD, Planned Commercial Development, to PD-R, Planned Development Residential, to allow the development of a 10.67-acre site with a multi-family development containing 248 units. The development is proposed with two (2) interior court yards which will contain a swimming pool, outdoor cooking areas, sports courts and seating areas. The building exterior finishes will be a combination of masonry and architectural cementations panels. The roof will have a residential pitch and be covered with architectural shingles. The maximum building height proposed is 50-feet on the south side and 60-feet on the north side. The site plan indicates the total building footprint is 98,925 square feet or 21.2 percent of the site. The impervious area is 6.0-acres or 56.3 percent of the site and 4.67 -acres or 43.7 percent of the site is open or green space. The development is proposed in a single phase. The site plan includes 442 parking spaces, 22 of which will be under the building in the basement. The plan indicates of the 442 parking spaces 36 are in garages, 206 are covered carport spaces and 178 are open space. Parking for a multi-family development is typically based on one and one-half (1 ½) spaces per unit. The typical parking required for this development would be 342 parking spaces. The parking lot will be lighted with cut -off type fixtures so that light does not spill from the site onto the neighboring properties. The maximum pole height proposed is 30-feet. The light fixtures will be cut off type fixtures to limit the spilling of light off the site. A trash compactor will be located on the site and be serviced during regular business hours. The applicant has indicated the hours of service will be limited to 7 am to 6 pm Monday through Friday. The site plan includes a recreational area between the parking lot and the floodway and the developer is considering creating a walking trail along the creek. The plan includes the placement of a dog park, a detention pond with pavilion, picnic tables and a park. The plan indicates a small area for vegetable garden plots. The development is proposed with a single ground sign at the entrance to the development. The sign is proposed to be incorporated into the masonry columns at the main entrance to the development. The sign area is proposed to comply with the sign area typically allowed within multi-family zones or a maximum of 24 square feet of sign area. No building signage is proposed. June 8, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7500-F 13 The plan indicates the placement of a six (6) foot high perimeter fence constructed of a decorative aluminum. There will be brick or stone columns at the main entrance to the development. The development is proposed as a gated community. There is an area of the site which will allow for guest and office visitors access to the site without entering the gated portion of the development. The applicant indicates the western driveway is the primary access to the development. The west driveway connects to the light at Taylor loop and Cantrell Road. The applicant states the existing driveway will be expanded to allow 36-feet of pavement. The applicant proposes to close one of the access openings to the parking lot at Pinnacle Creek retail center on the west side of the access easement driveway. The applicant agrees to construct a sidewalk on the west side of the access driveway from the ramp to the new development. Th e back out parking currently located in the access drive will be removed and striped as a no parking zone. The applicant believes the street section is built to commercial standard. The applicant will verity the subbase and the paving to ensure the street meets City standard for a private street. Staff recommends should the development be approved the applicant strip two (2) through lanes and two (2) bike lanes along the driveway. The landscaping comments indicate buffers are required along the no rth, east and west perimeters. The landscape comments indicated a 50 -foot buffer is required along the western perimeter and a 35-foot buffer is required along the northern perimeter. The applicant has provided the weighted average of the width and depth of the lot which indicates the northern and southern buffer widths should be 30.20 feet. The eastern and western buffers based on the weighted average should be 39.02 feet. The plan as presented complies with the widths as calculated based on the weighted average of the depth and width of the lot. The applicant indicates the undisturbed portion of the buffer will be maintained. The applicant submitted a traffic analysis for the project which staff is continuing to review. Staff will provide an update and recommendation for the traffic analysis and the proposed development plan, rezoning request, at the June 8, 2017, public hearing. I. STAFF RECOMMENDATION: Staff recommendation forth coming. PLANNING COMMISSION ACTION: (JUNE 8, 2017) Mr. Frank Riggins of was Crafton Tull and Associates was present representing the request. There were a number of registered objectors present. Staff informed the Chair June 8, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7500-F 14 Mr. Riggins wished to address the Commission prior to the staff presentation. The Chair obliged. Mr. Riggins requested a deferral of the item. He stated there were conditions which were placed on the proposed development from an adjacent site. He stated his client needed additional time to work with the adjacent property owner to resolve this condition. He stated there could be modifications which would change the site plan being presented. The Commission questioned Mr. Riggins on the nature of the condition. Mr. Riggins stated the condition as related to flooding. The opposition was very concerned with the deferral request and requested the Commission review the rezoning request for the multi-family development. Staff stated if the Commission reviewed the request and the site plan changed they would then be required to review the modified plan before the site plan could be forwarded to the Board of Directors. Staff stated in addition to the zoning the Commission was reviewing the overall development plan which if approved would become the official zoning of the site. A motion was made to defer the request to the July 20, 2017, public hearing. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. June 8, 2017 ITEM NO.: 11 FILE NO.: Z-7812-B NAME: The Islamic Center of Little Rock West Short-form PD-R LOCATION: Located at 14900 Kanis Road DEVELOPER: Islamic Center of Little Rock - ICLR 3224 Anna Street Little Rock, AR 72204 ENGINEER: ETC Engineers 1510 South Broadway Little Rock, AR 72202 AREA: 6.13 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 18 CENSUS TRACT: 42.18 CURRENT ZONING: PD-R - Expired ALLOWED USES: Attached and detached single-family PROPOSED ZONING: PD-R PROPOSED USE: School and associated ancillary activities VARIANCE/WAIVERS: None requested. The applicant submitted a request dated May 24, 2017, requesting deferral of this item to the July 20, 2017, public hearing to allow additional time to prepare the traffic study requested by Public Works staff. PLANNING COMMISSION ACTION: (JUNE 8, 2017) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated May 24, 2017, requesting deferral of this item to the July 20, 2017, public hearing to allow additional June 8, 2017 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7812-B 2 time to prepare the traffic study requested by Public Works staff. 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. June 8, 2017 ITEM NO.: 12 FILE NO.: Z-9218 NAME: 714 Woodrow Street Short-form PCD LOCATION: Located at 724 South Woodrow Street DEVELOPER: FG Enterprises c/o Jeff Franklin 1118 North Harrison Street Little Rock, AR 72205 SURVEYOR: Vance Jay Harper 492 Bizzell Road Austin, AR 72007 AREA: 0.516 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 9 CENSUS TRACT: 48 CURRENT ZONING: R-3, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PCD PROPOSED USE: Restaurant and a solar covered electric vehicle charging station 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 PCD, Planned Commercial Development, to allow the development of the site located at 716 – 726 Woodrow Street with a non-residential development. The development plan includes a solar covered electric vehicle (EV) charging s tation and a shipping container restaurant. There will be an equipment enclosure of approximately 8-feet by 8-feet housing electrical equipment for the charging June 8, 2017 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-9218 2 facility. The site is proposed with street access in three (3) locations, an alleyway abutting the property on the north side, a proposed entrance approximately 40-feet from the intersection of Woodrow and Lamar Streets and from the back alley off of Lamar Street. Parking will include eleven (11) parking spaces on the south end of the property, with overflow parking on the northern end of the property off the alley. The restaurant is proposed containing 1,500 square feet and will include outdoor seating behind the restaurant in the form of a patio. Four (4) forty foot long shipping containers, two (2) of which will be the second floor, will be configured in an ‘L’ shape, with the kitchen and restrooms on the ground level and seating upstairs. Indoor seating is proposed to seat 35 customers. Patio seating is proposed to accommodate up to 30 additional customers. The theme of the restaurant is ‘Farm to Table’ dining with an emphasis on simple dishes for breakfast and lunch with the option to extend the hours to evening meals and offer more gourmet dinner dishes at a later date. The opening hours proposed are from 7 am to 7 pm. Eventually, dinner hours may extend to 10 pm. The restaurant may request a permit from the Alcohol Beverage Commission to allow beer and wine to be served with meals. The charging facility will run the southern side of the property and will include six (6) dedicated charging spaces. The facility will include at least three (3) quick charging structures, with the ability to add more as needed and finances permit in the future. The applicant indicates the economic viability of EV car charging will increase exponentially over the next decade and provide a unique opportunity for enterprise in its early stages of development. In addition to the farm to table dining is not only a sustainable, but healthy option for those seeking healthy, wholesome foods while supporting small scale Arkansas farms. B. EXISTING CONDITIONS: The site is vacant with a scattering of trees. Lamar Street is one block ending at Booker Street and reconnecting one block west at Johnson Str eet. There is a large Entergy Substation located to the south of this site, adjacent to the entrance ramp to I-630. There are single-family homes located to the north and west of this site. To the east of the site is a property recently approved as a PCD, Planned Commercial Development, to allow the development of a strip retail center. Further east are office and office warehouse uses. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Capitol View Stiff Station Neighborhood Association were notified of the public hearing. June 8, 2017 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-9218 3 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Woodrow Street 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. Due to the proposed use of the property, the Master Street Plan specifies that Lamar Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30-feet from centerline. 3. The proposed Lamar Street. driveway should be moved west to the public alley with access provided to the alley if desired in the future. 4. Repair or replace any curb and gutter or sidewalk that is damaged and remove driveway aprons not proposed to be used in the public r ight-of-way prior to occupancy. 5. 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. Other than residential subdivisions, site grading and drainage plans must be submit ted and approved prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer available to this site. EAD analysis required. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. A three phase power line exists along the east of the property along Woodrow Street and a single phase overhead line existing in the alley to the north of the property. Neither appears to be in conflict with the proposed plans. Caution should be used when constructing a drive underneath the existing power line to ensure that all proper clearances are maintained. Contact Entergy in advance to discuss future service requirements, new facilities locations and adjustments to existing facilities (if any) 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. June 8, 2017 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-9218 4 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. 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. 5. 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. 6. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. Fire Department: Full plan review. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is served by METRO on route 5 West Markham. Stops are located on nearby 7th St. We recommend a protected pedestrian way from the sidewalk to the front of business. June 8, 2017 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-9218 5 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.gov or Mark Alderfer at 501.371.4875; malderfer@littlerock.gov. Planning Division: This request is located in I-630 Planning District. The Land Use Plan shows Residential Low Density (RL). The Residential Low Density category provides for single family homes at densities not to exceed six (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 six (6) units per acre. The applicant has applied for a rezoning from R-3 (Single Family District) to PCD (Planned Commercial Development) to allow a Contain Restaurant and electric car charging station. Master Street Plan: West of the property is South Woodrow Street and it is shown as a Minor Arterial on the Master Street Plan. South of the property is Lamar Street and it is shown as a Local Street 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 with in the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on South Woodrow Street. The primary function of Local Streets 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: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. 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 June 8, 2017 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-9218 6 be planted for every thirty (30) linear feet of perimeter planting strip. The property is located in the City’s designated mature area. A twenty -five (25%) percent reduction of the perimeter width requirements is acceptable. 3. 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. 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 17, 2017) The applicant was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff questioned the proposed signage plan, the placement and materials of any proposed fencing and the site lighting plan. Staff questioned the placement of any dumpsters and the proposed screening mechanism. Staff stated they would recommend the hours of dumpster service be limited to daylight hours. Public Works comments were addressed. Staff stated right of way dedication to 45-feet from centerline for Woodrow Street was required. Staff stated the driveway on Lamar Street should be moved to the west and connect to the alley. Staff stated a grading permit was required prior to any construction on the site. Landscaping comments were addressed. Staff stated street trees were required along the abutting streets. Mr. Franklin stated the charging stating would contain a solar array which tall trees would block the natural light. Staff stated there were trees which could be planted which at mature height would not block the sunlight from the solar panels. Staff stated any new development would need to comply with the current landscape code. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant provided an updated site plan and cover letter to staff addressing most of the technical issues associated with the request. The applicant has June 8, 2017 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-9218 7 provided the proposed parking plan, th e proposed signage plan and indicated the location of the proposed dumpster and noted the proposed fencing. The request is a rezoning of the site from R-3, Single-family to PCD, Planned Commercial Development, to allow the development of the site with a restaurant and an electric vehicle charging station. The development plan includes a solar covered electric vehicle (EV) charging station and a shipping container restaurant. Associated with the electric vehicle charging portion of the development the re will be an equipment enclosure of approximately 8 -feet by 8-feet housing electrical equipment for the charging facility. The charging facility is located on the southern portion of the property located adjacent to Lamar Street. The plan includes six (6) dedicated charging spaces. The facility will include at least three (3) quick charging structures, with the ability to add more as needed and finances permit. The maximum charging spaces proposed is 11 spaces. The restaurant is proposed containing 1,280 square feet and will include outdoor seating behind the restaurant in the form of a patio. Four (4) forty foot long shipping containers, two (2) of which will be the second floor, will be configured in an ‘L’ shape, with the kitchen and restrooms o n the ground level and seating upstairs. Indoor seating is proposed to seat 35 customers. Patio seating is proposed to accommodate up to 30 additional customers. The maximum height of the shipping containers is 25-feet. Parking for a restaurant is typically based on one (1) space per 100 gross square feet of floor area. Parking typically required for the restaurant based on 1,280 square feet of floor area would be 12 parking spaces. The plan has not taken into consideration the required right of way dedication on South Woodrow Street which will result in a 15-foot of additional right of way to be dedicated to the City and on Lamar Street an additional four (4) feet of right of way is required to meet the Master Street Plan. This will result in t he loss of two (2) parking spaces on the northern portion of the development, the parking off the alley, and the loss of one (1) parking space along Lamar Street. The applicant is requesting the parking along the northern alley be maintained as a graveled surface. The applicant is proposing the development as a LID (Low Impact Development) and develop as a LEED certified project to ensure sustainability. The site is proposed with street access in three (3) locations, an alleyway abutting the property on the north side, a proposed entrance approximately June 8, 2017 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-9218 8 40-feet from the intersection of Woodrow and Lamar Streets and from the back alley off of Lamar Street. Parking is proposed off the alley located to the north. The operation hours for the restaurant are proposed are from 7 am to 7 pm daily. Eventually, the applicant indicates the dinner hours may extend to 10 pm. The restaurant may request a permit from the Alcohol Beverage Commission to allow beer and wine to be served with meals. The cha rging station will have 24-hour access. The site plan indicates the placement of a dumpster near the western alley. The dumpster is proposed to be fully enclosed and screened to meet the typical minimum ordinance requirements. The plan indicates the placement of a six (6) foot privacy fence along a portion of the northern alley and along a portion of the western alley to act as a noise barrier and provide screening to the adjacent homes. The applicant is proposing a ground sign along South Woodrow Street. The sign is proposed with a maximum height of ten (10) feet and a maximum sign area of 100 square feet. Building signage is proposed on the eastern and southern facades. The building signage will not exceed ten (10) percent of the façade area of the wall proposed with the signage. Staff is not supportive of the applicant’s request. The site is indicated on the City’s Future Land Use Plan as Residential Low. Along South Woodrow Street the uses on the west side are residential and the uses on the east side are non- residential (south of 7th Street). Historically South Woodrow Street has been the transition from non-residential to residential. Staff feels the placement of the commercial development at this location is not appropriate. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JUNE 8, 2017) Mr. Jeff Franklin was present representing the request. There were no registered objectors present. There was one (1) person present in s upport of the request. Staff presented the item with a recommendation of denial. Mr. Franklin addressed the Commission on the merits of his request. He stated the development proposed would be an asset to the neighborhood. He stated the site was located adjacent to a utility substation and the freeway. He stated it was very unlikely June 8, 2017 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-9218 9 the site would develop with a single-family home. He stated north of the property was industrially zoned property. He stated across Woodrow Street was a property zoned PCD for a retail development. He stated the development was proposed as the entry point to the neighborhood. He stated he was proposing a progressive development for the neighborhood and wanted to bookend the neighborhood with a positive well designed and planned development. Ms. Melinda Glasgow addressed the Commission stating she was in support of the development. She stated for full disclosure she was Jeff’s mother and was the G in F & G Enterprises. Ms. Danielle Ray addressed the Commission in support of the request. She stated she was President of the Capitol View Stifft Station Neighborhood Association and the Association was in full support of the development. She stated Mr. Franklin had been working with the Neighborhood Association for o ver a year to develop his plan. She stated he had made changes based on the neighborhood comments. She stated the neighborhood was a progressive neighborhood and wanted what was good for the neighborhood and for the environment. She stated she felt the development would be an asset to the neighborhood creating an entryway into the neighborhood. She stated the residents of Capitol View Stifft Station were forward thinking and focused on things that would benefit the planet. She stated the neighborhood h ad one of the oldest continually working community gardens. She stated she and the neighborhood felt this development was an asset to the area. Mr. Franklin stated he felt the development was appropriate for the site and he welcomed being next to the substation with his electrical vehicle charging station. He stated the restaurant would be the primary revenue source. He stated the electrical vehicles were not that far off in the future. He stated there were a number of electrical vehicles in the City. There was a general discussion by the Commission concerning the development and the use of the site for residential. The Commission questioned the right of way dedication and the changes to the plan. Staff stated they would work with the applicant to revise the plan to include the required rights of way. Staff stated the impact would be the loss of two (2) parking spaces on the north and one (1) on the south. Staff stated it was possible the parking could be installed and franchised until such time as the street would require widening. There was not further discussion of the item. The Chair entertained a motion for approval of the item including all staff recommendations and comments except that of denial. The motion carried by a vote of 10 ayes, 1 no and 0 absent. June 8, 2017 ITEM NO.: 13 FILE NO.: Z-9219 NAME: Mickles Short-form PD-C LOCATION: Located at 2904 South Arch Street DEVELOPER: Linda Mickles 4810 Cyclone Street Bryant, AR 72022 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.14 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 5 CURRENT ZONING: R-4, Two-family ALLOWED USES: One and two family residential PROPOSED ZONING: PD-C PROPOSED USE: Beauty salon VARIANCE/WAIVERS: None requested. The applicant submitted a request dated May 24, 2017, requesting deferral of this item to the July 20, 2017, public hearing to allow additional time resolve staff’s concern related to parking. PLANNING COMMISSION ACTION: (JUNE 8, 2017) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated May 24, 2017, requesting deferral of this item to the July 20, 2017, public hearing to allow additional June 8, 2017 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-9219 2 time to resolve staff’s concern related to parking layout. 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. June 8, 2017 ITEM NO.: 14 FILE NO.: Z-9220 NAME: The Parks Long-form PD-R LOCATION: Located on East side of Mann Road just South of Wilderness Road in the 9500 – 9700 Block of Mann Road DEVELOPER: Town Creek LLC 11324 Arcada Drive Little Rock, AR 72211 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 120 acres NUMBER OF LOTS: 400 FT. NEW STREET: 15,300 LF WARD: 7 PLANNING DISTRICT: 15 CENSUS TRACT: 41.05 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: Single-family residential (mixture of 50 and 60 foot wide lots) VARIANCE/WAIVERS: A variance request from the City’s Land Alteration Ordinance to allow grading of an entire phase of the subdivision with the development of a particular phase. BACKGROUND: On August 11, 2016, the Little Rock Planning Commission approved a preliminary plat to allow the development of property located on Mann Road and south of Wilderness Road with single-family lots. The property contained 120-acres with 365 proposed residential lots. The property was to develop in approximately six (6) phases with roughly 60 lots per phase. The lots were proposed 60 -feet wide by 120-feet deep. Two (2) access points to Mann Road was provided. An additional emergency access was located connecting to Peace Valley Road to the south via an all -weather drive. June 8, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9220 2 An emergency gate with Knox box was provided. Mann Road improvements to a collector street standard including a 5-foot sidewalk was proposed. The developer proposed to improve Mann Road in two (2) phases as the adjacent property developed. The developer proposed the use of an internalized pedestrian circulation system i n-lieu of sidewalks throughout the subdivision and was proposed to provide access to Morehart Park located to the southwest. Section 31 -175 of the Little Rock Code of Ordinances outlines the minimum design requirements for sidewalks. The ordinances states internalized pedestrian circulation systems in the form of paved pathways may be substituted for sidewalks along collector and residential streets upon approval by the Planning Commission. An Entergy transmission line runs through the property. The e asement would allow the pedestrian tail to be easily accessible from all areas of the development. Pedestrian tables were proposed to slow traffic and create connectivity of the trail system throughout the development. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to develop the 120 -acres with 400 residential lots with a mix of 50-feet and 60-feet lot widths. The development was submitted and approved in August 2016 to allow the development of the site with 365 single-family residential lots. The current plan has the same street configuration, access to Mann Road and proposes the same improvements to Mann Road. The developer wishes to resubmit to the Planning Commission to allow the development of a mix of 50-foot along with the original plan which planned for all 60-foot lot widths. This will increase the lot count from 365 up to 400 lots. The homes proposed on the narrower lots will be the same square footages and nature as the original plan, but the additional lots will help the developer fund the Mann Road improvements and possibly reduce the price point of the lots. This will create a more affordable home for the potential buyers with the same amenities. The development with regard to street layout, green space, walking trails and play fields proposed will remain the same. Phasing will occur in 40 to 60 lots constructed in each phase. The developer proposes to construct the 2 nd half of Mann Road with the development of the phase abutting Ma nn Road as submitted with the original preliminary plat. June 8, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9220 3 B. EXISTING CONDITIONS: The site is heavily wooded. There are single-family subdivisions located to the east and south of the proposed development area. To the north is Mann Road and a main railroad line. Across Mann Road to the north is a single-family subdivision. Mann Road is a two (2) lane road with no curb and gutter or sidewalk and open ditches for drainage. C. NEIGHBORHOOD COMMENTS: All property owners located within 200 -feet of the site along with the West Baseline Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Mann Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30-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 Mann Road including 5-foot sidewalks with the planned development. The new back of curb should be located 18-feet from centerline. Additional widening to 24-feet from centerline, tapers, and striping should be provided for lane shifts and west bound left turn lanes. Additional paving maybe required to comply with AASHTO guidelines. 3. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is an advance grading variance requested to advance grade future phases of the subdivision with the issuance of a grading permit for the previous phase? 4. Provide a Sketch Grading and Drainage Plan per Section 29-186 due to the large drainage areas at the rear of lots. 5. Stormwater detention ordinance applies to this property. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owners association as detailed in the bill of assurance. 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. June 8, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9220 4 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 Greg Simmons, Traffic Engineering, at 501.379.1813 or gsimmons@littlerock.gov for more information. 8. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 9. All public drainage easements must be unobstructed and access provided to the public right-of-way by constructed infrastructure and/or documented on the final plat. 10. All public drainage easements must contain drainage infrastructure approved by the City of Little Rock Public Works Department. 11. Access to detention ponds must be provided to the public right -of-way and/or access easement for future maintenance by the developer and/or local property owner’s association. 12. Provide explanation for proposed improveme nts on north-side of Mann Road. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer main extension required, with easement, if new sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy Distribution does not object to this proposal. A three phase power line exists along the southern edge of Mann Road on the north side of this property. Single phase, Distribution power lines are also in the vicinity serving established residential areas to the east and south. However, the development also involves an existing Entergy Transmission power line and easement as depicted on the drawing. There are three proposed road crossings and multiple pedestrian walking trails traversing Transmission easements. Please contact Entergy Transmission well in advance to discuss the future use of its easements and contact Entergy Distribution in advance to discuss future service requirements, new Distribution facilities locations and adjustments to existing Distribution facilities (if any) as this project proceeds. Centerpoint Energy: Centerpoint Energy currently owns and operates two natural gas transmission lines in parallel which run diagonally through the property from the southwest to the northeast. There is a “transmission line” indicated on the proposed plat, but it does not indicate if this is a gas, electric, or June 8, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9220 5 other type of transmission line. Therefore, please be advised that Centerpoint Energy requires the existing easement containing the Centerpoint Energy gas transmission lines remain in place and not be encroached upon. 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. A water main extension will be needed to provide water service to this property. 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. 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. 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. 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). 7. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee wil l apply to all connections including metered connections off the private fire system. Fire Department: 1. Maintain Access: 2. 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. June 8, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9220 6 3. 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. 4. 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. 5. 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. 6. 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. June 8, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9220 7 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. 7. 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. 1. Exceptions: Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units a re 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. 8. 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 (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is served by METRO on route 22. The development of this neighborhood street grid is important for residents to ha ve access to the transit and paratransit services. Dead-end “lollipop” streets and disconnected sidewalk networks will impede resident’s access to transit. We recommend along with the neighborhood exits on Mann Road that Peace Valley Road be improved and provided as an access exit out of the neighborhood. This will connect the transit route and provide efficient routing for paratransit services. June 8, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9220 8 F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: This request is located in Geyer Springs West Planning District. The Land Use Plan shows Light Industrial (LI) and Park/Open Space (PK/OS) and Residential Low Density (RL) for the application area. 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 Park/Open Space category includes all public parks, recreation facilities, greenbelts, floodplains and other designated open space and recreational land. The Residential Low Density category provides for single family homes at densities not to exceed six (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 six (6) units per acre. The applicant has applied for a rezoning from R-2 (Singe Family District) to PDR (Planned Development Residential) to allow for a small lot single family subdivision. Master Street Plan: North of the application is Mann Street and it is shown as a Collector on the Master Street Plan. The primary function of a Collector Road is to provide a connection from Local Streets to Arterials. 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 Mann Road . Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 17, 2017) 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 number of proposed lots. Mr. White stated the development was proposed with 400 lots. He stated the plan included a mix of 50-foot and 60-foot lots. He stated the homes would all be similar in size regardless of the lot size. Staff requested Mr. White provide details of the proposed signage plan and the proposed building setbacks. Public Works comments were addressed. Staff questioned the proposed phasing plan. Mr. White stated the improvements to Mann Road would b e completed with the various phases of the development. Staff stated the City’s June 8, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9220 9 stormwater detention ordinance would apply to the development of the site. Staff requested Mr. White provide a sketch grading and drainage plan. Staff stated access to the proposed detention facilities was required via a public access easement to allow future maintenance by the developer and/or the property owner’s association. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. 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 most of the technical issues associated with the request. The applicant has provided the proposed signage plan and the proposed building setbacks and indicated the proposed phasing plan for the street improvements to Mann Road. The request is a rezoning from R-2, Single-family to PD-R, Planned Development Residential to allow the development of 120 -acres with 400 residential lots. The lots are proposed with a 25-foot front and rear yard setback. The side yard setbacks are proposed at 5-feet. The homes proposed on the narrower lots will be the same square footages as the homes on the wider lots. Phasing will occur in 40 to 60 lots constructed in each phase. The current plan has the same street configuration, access to Mann Road and proposes the same improvements to Mann Road. Two (2) access points to Mann Road will be provided. An additional emergency access will be constructed to Peace Valley Road via an all-weather drive. An emergency gate with Knox box will be provided. Mann Road will be improved to collector street standards with a 5-foot sidewalk. Mann Road at each entrance will be widened to create a left turn lane into the development. The Phase I improvements will include 430-feet of widening to create a left turn lane into the eastern entrance. The improvements with the Phase V portion of the development include completing the improvements to Mann Road and installing an additional 430 -feet of widening to create the left turn lane into the second entrance to the subdivision. The development with regard to street layout, green space, walking trails and play fields proposed will remain the same as with the preliminary plat approval. An Entergy transmission line runs through the property. This easement will allow the pedestrian trail to be easily accessible from all areas of the development. Pedestrian tables will be constructed to slow traffic and create connectivity of the trail system throughout the development. The trail system will be maintained by June 8, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9220 10 the Property Owners Association. The internalized pedestrian circulation system will be used in-lieu of the placement of sidewalks throughout the subdivision. Access to Morehart Park, located to the southwest of the subd ivision, is indicated on the site plan. Section 31-175 of the Little Rock Code of Ordinances outlines the minimum design requirements for the trail system. The ordinances states internalized pedestrian circulation systems in the form of paved pathways ma y be substituted for sidewalks along collector and residential streets upon approval by the Planning Commission. The applicant is seeking a variance from the City’s Land Alteration Ordinance to allow advanced grading of the lots as each phase is develop ed. The applicant has indicated the builder purchasing the lots requires that all trees be removed and the lots graded with pad ready site for the new home construction. The request does not include clearing of the entire site with the first phase of development. As each phase is developed then that particular phase will be cleared. The site plan includes two (2) sign locations. Each of the signs are indicated with a maximum height of six (6) feet and a maximum sign area of 100 square feet. The signs are indicated at each of the entry drives to the subdivision. The plan indicates accessory buildings and structures will be allowed as per the R-2, Single-family Zoning District. Fencing is proposed as allowed per the R -2, Single-family Zoning District. The request includes the allowance of home occupations and signage for home occupations as allowed within zoning ordinance. Staff is supportive of the applicant’s request. The applicant is seeking a rezoning of the site from R-2, Single-family to PD-R, Planned Development Residential, to allow the development of 400 single-family residential lots at a density of 3.33 units per acre. To staff’s knowledge there are no remaining outstanding technical issues in need of addressing related to the sit e plan. Staff feels the development of the lots as indicated on the site plan 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 an entire phase of the subdivision with the development of that particular phase. June 8, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9220 11 PLANNING COMMISSION ACTION: (JUNE 8, 2017) The applicant was present. There were 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 an entire phase of the subdivision with the development of that particular phase. Mr. Joe White of White Daters and Associates stated he would yield his time to the opposition. Ms. Bettye Bryant addressed the Commission in opposition of the request. She stated her home was located south of the proposed development. She stated her f amily had lived in the area for 25 plus years. She stated the area was a quiet neighborhood. She stated there was no crime in the neighborhood. She stated all the neighbors looked out for each other and watched for any suspicious activity. She stated th e new subdivision would be a problem. She stated with the additional homes would come additional people which would then end the quietness of the neighborhood. Ms. Sharon Forrester addressed the Commission with concerns. She questioned if the 400 homes was a cap on the number of homes which could be built. She stated the previous proposal was to allow 365 units and now the request was for 400 units. She questioned if the mix of 50-foot and 60-foot lots would be mixed through the neighborhood or all located within a specific area. She stated the previous proposal was an acceptable proposal to the area residents. She questioned the need for the additional lots. Ms. Rowena Hampton addressed the Commission in opposition of the request. She stated her home was located at 9420 Wilderness Road. She stated the notice was not received until last week. She stated a number of her neighbors were concerned and did not recognize the sender of the notice and refused to pick -up or to accept the notice. She stated the neighborhood was a mixed race neighborhood. She stated this area was a quiet neighborhood with little crime. She stated across the railroad tracts there were a number of apartment complexes and there was a high crime rate in the area. She stated the site was home to a family of fox. She stated the area also housed squirrels, rabbits and all other forms of wildlife. She stated the neighborhood was trying to clean up the area. Mr. White stated the development was for single -family homes. He stated the lot sizes would be mixed through-out the subdivision. He stated the need for the additional lots was due to the street frontage. He stated the additional lots allowed for the developer to install the boundary street ordinance requirements for th e frontage of the development June 8, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9220 12 on Mann Road. He stated the homes would be three (3) bedroom, two (2) bath homes. He stated two (2) car garages were proposed. He stated based on R-2, Single-family zoning developers could get four (4) to four and one -half (4 ½) units per acre. He stated 120-acres would allow 480 to 540 units if developed at the maximum intensity allowed. He stated this development was limited to 400 units. He stated the developer desired to retain the green spaces and amenities of the s ubdivision. He stated the area contained two (2) ball parks which he felt would be an asset to the development. There was a general discussion by the Commission concerning the proposed use of the site and the potential impact of the development. The Commission questioned Mr. White if he had met with the neighborhood. Mr. White stated the initial development was presented to the Neighborhood Association but the current plan had not been presented. He stated he had contacted Mr. Laha and Ms. Adcock a nd they did not feel the change was significant enough to require the Association to revisit the proposed development. There was no further discussion. The Chair entertained a motion for approved of the item as recommended by staff . The motion carried by a vote of 11 ayes, 0 noes and 0 absent. June 8, 2017 ITEM NO.: 15 FILE NO.: Z-2502-C NAME: Islamic Center Long-form PCD Revocation LOCATION: Located between 40th Street and Colonel Glenn Road on the West side of Whitfield Street DEVELOPER: Carolyn Hougland c/o Moses Tucker Real Estate 200 River Market Avenue Suite 501 Little Rock, AR 72201 AREA: 13.62 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 6 PLANNING DISTRICT: 10 CENSUS TRACT: 24.06 CURRENT ZONING: PCD ALLOWED USES: Single-family residential, Elderly housing, Masjid, School, Community Center, Retail and Office – Approval of a development concept plan PROPOSED ZONING: C-3, General Commercial District and MF-12, Multi-family District BACKGROUND: On October 5, 1971, by the adoption of Ordinance No. 12,547, the Little Rock Board of Directors rezoned 12.15 acres from B-Residential to MF-12 and 4.4 acres from B-Residential to F-Commercial which was later changed to C-3, General Commercial. Ordinance No. 19,212 adopted by the Little Rock Board of Directors on October 5, 2004, rezoned an area containing 6-acres from MF-12 to PD-R to allow the development of 22 single-family homes, a mosque and an education building. A maximum of 50 students were proposed within the education building with five (5) teachers and three (3) support personnel. The hours proposed were from 8:00 am to 5:00 pm five (5) days per week. The worship center would have a maximum seating capacity of 100 persons with daily activities proposed f rom 5:00 am to 9:00 pm seven (7) days per week. June 8, 2017 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-2502-C 2 Ordinance No. 20,911 adopted by the Little Rock Board of Directors on August 5, 2014, allowed the approval of a generalized site plan to allow the future development of the site with a mixed use development. The uses proposed included residential, single-family and elderly housing, a community center, a school, a Masjid, office and retail uses. The single-family homes were to be offered as individual lots for sale. The elderly housing was age limited to persons defined by the federal housing administration as elderly persons. A school was proposed with grades K to 6th with a maximum of 100 students, 6-teachers, 1-administrator and 1-secretary. The development was also proposed with a daycare facility with a maximum of 50-children, 1-administator and 5-aides. Transportation was to be provided for the school and daycare children. The proposal included 1-bus for the school, 1-van for the daycare and 1-van as an alternate. The application included a community center to be available for lease by the community at large. Each person leasing the center was to be required to sign a lease agreement at the time of rental. The community center was to be available for special events. The development plan indicated multiple phases. The commercial, Masjid and a portion of the single-family lots were to be developed in the initial phase. The elderly housing, the remaining single-family homes were in a subsequent phase and the community center and school were proposed in the final phase. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: Per Section 36-454(d) The owner of an approved PD or PUD may, for cause, request repeal of the ordinance establishing the development when it has been determined that the development will not occur. A written request may be filed with the City staff at any time up to three (3) years after the date of adoption of the ordinance creating the PUD or PD. The request shall set forth the cause of the repeal. According to the ordinance, the Planning Commission recommendation on the repeal request shall be forwarded to the Board of Directors for their consideration. The Board of Directors may grant or deny the request or return the request to the Planning Commission for further study. If the request is approved, an ordinance shall be adopted repealing the PUD or PD. The owner is requesting the PCD zoning be revoked and the under lying C -3, General Commercial District and MF-12, Multi-family District zoning be restored. B. EXISTING CONDITIONS: The eastern portion of the site is vacant and grass covered with a scattering of trees. A few new homes have been constructed within the previously approved June 8, 2017 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-2502-C 3 PD-R portion of the development. West 40th Street has been improved with curb and gutter and sidewalk. Street improvements are not in place along Potter Street or Whitfield Street. Other uses in the area include a manufacturing facility in the old Borden Plant and non-residential uses are scattered along Colonel Glenn Road. The areas to the west and north of the site are predominately residential uses. C. NEIGHBORHOOD COMMENTS: The John Barrow Neighborhood Association was notified of the public hearing. D. SUBDIVISION COMMITTEE COMMENT: (May 17, 2017) The applicant was not present. Staff presented the item stating the request was a revocation of the previously approved PCD zoning. Staff stated the development previously proposed for the site was no longer a viable project and the current property owner was requesting the revocation. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. E. STAFF RECOMMENDATION: Staff recommends the current PCD zoning classification be revoked and the previously held C-3, General Commercial District and MF-12, Multi-family District 12 units per acre zoning be restored PLANNING COMMISSION ACTION: (JUNE 8, 2017) The applicant was present. There were no registered objectors present. S taff presented the item with a recommendation the current PCD zoning classification be revoked and the previously held C-3, General Commercial District and MF-12, Multi-family District 12 units per acre zoning be restored. 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. {�, r - PLANNING COMMISSION VOTE RECORD DATE;M HE, �_ ZZ 1-7 BERRY, mom mmom.. .... oummummm mm�� • �►.INAmmm omm m mm�� FINNEY, REBECCA moral arl m.........■_ HAMILTON, SCOTT MkrAAMMMM Meting A�dj urne� 2-� P.M. AYE NAYE ABSENT ABSTAIN TIRECUSE !BERRY, CRAIG BUBBUS, ALAN ,COX, KEITH IFINNEY, REBECCA ,i HAMILTON, SCOTT LAHA, TROY ILATTURE, PAUL MAY, BILL-B. BERRY, mom mmom.. .... oummummm mm�� • �►.INAmmm omm m mm�� FINNEY, REBECCA moral arl m.........■_ HAMILTON, SCOTT MkrAAMMMM Meting A�dj urne� 2-� P.M. AYE NAYE ABSENT ABSTAIN TIRECUSE June 8, 2017 There being no further business before the Commission, the meeting was adjourned at 5:20 a.m. :IJ5Date Chairman e-)_D 'q pr Secretary