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pc_07 20 2017subLITTLE ROCK PLANNING COMMISSION SUBDIVISION HEARING SUMMARY AND MINUTE RECORD JULY 20, 2017 4:00 P.M. Roll Call and Finding of a Quorum A Quorum was present there being nine (9) members present. Members Present: Members Absent: City Attorney: Craig Berry Alan Bubbus Buelah Bynum Keith Cox Janet Dillon Scott D. Hamilton Troy Laha Paul Latture Robert Stebbins Rebecca Finney Bill May Shawn Overton Approval of the Minutes of the June 8, 2017 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION SUBDIVISION AGENDA JULY 20, 2017 OLD BUSINESS: Item Number: File Number: Title: A. S-1 312-A Markham Center Square Subdivision Site Plan Review, located at 9101 West Markham Street. B. Z- 7500 -F The Hamilton Apartments Long -form PD -R, located behind 14524 — 14810 Cantrell Road. C. Z- 7812 -B The Islamic Center of Little Rock West Short -form PD -R, located at 14900 Kanis Road. D. Z -9219 Mickles Short -form PD -C, located at 2904 South Arch Street. E. LA -0075 Springtree Subdivision Advanced Grading Variance, located South of Ponderosa Drive and South of Springtree Drive. NEW BUSINESS: I. PRELIMINARY PLAT /REPLAT /SITE PLAN REVIEW: Item Number: File Number: Title: 1. S- 867 - JJJJJJJJ Chenal Valley Phases 30 and 31 Preliminary Plat, located East of LaMarche Drive between LaMarche Drive and Rahling Road. 2. S- 1073 -K Arkansas Systems Lots 4A — 4D Preliminary Plat, located on the Southeast corner of Arkansas Systems Drive and Chenal Parkway. 3. S -293 -A Waterford Apartments Revised Subdivision Site Plan Review, located at 701 Green Mountain Drive. Agenda, Page Two II. PLANNED DEVELOPMENTS: Item Number: File Number: Title: 4. Z-4411-O Lot 3A Pleasant Ridge Town Center Revised PCD, located at 11525 Cantrell Road. 5. Z-5099-H Northwest Territory Short-form PD-C, located on the Northeast corner of Cantrell Road and the Divide Parkway. 6. Z-5817-I 15000 Cantrell Road Short-form PD-C, located at 15000 Cantrell Road. 7. Z-6120-Q Landmark Apartments Revised Long-form PD-R, located at 16000 Rushmore Avenue. 8. Z-6323-X The Village at Rahling Road Revised Long-form PCD, located on the Southwest corner of Rahling Road and Rahling Circle. 9. Z-7218-A Boyle Building Short-form PCD, located at 500 South Main Street. 10. Z-7895-E J & R Properties Revised Short-form PCD, located at 714 Appianway. 11. Z-8643-A MnK Inc. Short-form PCD, located at 7020 Colonel Glenn Road. 12. Z-9150-A East Village Revised Short-form PCD, located at 1200 – 1400 East 6th Street. 13. Z-9226 Wellborn Short-form PD-R, located at 3901 North Lookout. 14. Z-9227 Gulley Short-form PD-C, located at 23721 Highway 10. 15. Z-9228 Combs Short-form PD-C, located at 9010 Hilaro Springs Road. 16. Z-9229 Boggs Long-form PD-R, located at 11108 Garrison Road. Agenda, Page Three II. PLANNED DEVELOPMENTS: (CONTINUED) Item Number: File Number: Title: 17. Z-9230 3201 Kavanaugh Boulevard Short-form PD-R, located at 3201 Kavanaugh Boulevard. 18. Z-9231 3205 Kavanaugh Boulevard Short-form PD-R, located at 3205 Kavanaugh Boulevard. 19. Z-9232 Rike Short-form PD-R, located at 2810 – 2812 North University Avenue. III. OTHER BUSINESS: Item Number: File Number: Title: 20. LA-0076 The Ranch, Lot 3 Tract D, Advanced Grading Variance. 21. Z-8262-C Rowan Village Long-form PCD Revocation, located on the east side of South Shackleford Road in the 2700 Block. July 20, 2017 ITEM NO.: A FILE NO.: S-1312-A NAME: Markham Center Square Subdivision Site Plan Review LOCATION: Located at 9101 West Markham Street DEVELOPER: Randall 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: A waiver of the right of way dedication for West Markham Street. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting site plan review approval per Section 31 -13 of the Little Rock Code of Ordinances. The applicant is proposing the construction of a 2,300 square foot restaurant with drive-through service. The plan indicates the placement of the restaurant along the western portion of the site. The applicant is proposing to re-stripe portions of the existing western parking lot. The current parking and drive lanes located on the office zoned portion of the site will remain. The building will be constructed within the C-3, General Commercial District zoned portion of the site. The request includes a waiver of the right of way dedication for West Markh am Street. July 20, 2017 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1312-A 2 B. EXISTING CONDITIONS: The site is a developed site containing a 123,880 square foot shopping center and a stand-alone restaurant. There is a convenience store located on a separate parcel at the intersection of West Markham and John Barrow Road. Across John Barrow Road is a floodway/drainage ditch and further east is a medical office. To the north, south and west of this site are single -family homes. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Briarwood Neighborhood Association, the Pennbrook/Clover Hill Neighborhood Association and the Treasure Hill Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. West Markham 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. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 4. A special Grading Permit for Flood Hazard Areas will be required per Sec tion 8-283 prior to construction. 5. Provide the proposed top of finished floor elevation on the site plan. 6. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. An elevation certificate is required to be provided prior to the issuance of the certificate of occupancy. 7. On site striping and signage plans should be forwarde d to Public Works, Traffic Engineering for approval with the site development package. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer available to this site. EAD analysis required. Little Rock Water Reclamation Authority records indicate a sewer easement is 5-feet each side of existing 12-inch sewer main. Easement July 20, 2017 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1312-A 3 must be retained and no building encroachment will be allowed. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. An existing overhead power line exists along West Markham Street on the north side of this property. It does not appear to be in conflict with the proposed development. 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. 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. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Thi s 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 redu ced 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 annua lly 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 . July 20, 2017 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1312-A 4 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. 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 5 West Markham. The bus stop is located along the sidewalk adjacent to the en trance curb-cut from the new fast food restaurant drive through. We are concerned about the amount of cars and car stacking in the area where pedestrians access the shopping center. We recommend protected pedestrian way stripping through the parking area for refuge. July 20, 2017 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1312-A 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: No comment. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 3. 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. 4. Any exiting landscape or irrigation disturbed by construction shall be repaired or replaced before completion and final acceptance of the project. 5. Note on plan any existing trees or groups of trees that are to remain. Trees selected for preservation shall have the area within the dripline fenced with protective fencing and protected from development activities. Graphically indicate the area to be protected on the plan and provide detail of the protective fencing. 6. The dumpster enclosure adjacent to the West Markham Street right-of-way shall be constructed of brick or block. In addition trees screening plant material shall be provided between the right-of-way and the dumpster enclosure. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance req uirements 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 the item stating there were few outstanding technical issues associated with the request in need of addressing. Staff requested information concerning the proposed July 20, 2017 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1312-A 6 signage plan. Staff questioned if there were any outdoor patios proposed for the development. Staff also stated the dumpster was located adjacent to a single-family home and the street side. Staff requested the applicant provide information concerning the proposed screening of the dumpster and to limit the hours of dumpster service. Public Works comments were addressed. Staff stated any broken curb, gutter or sidewalk was to be repaired prior to the issuance of a certificate of occupancy. Staff stated a grading permit was required prior to any land clearing or grading of the site. Staff stated the minimum finished floor eleva tion of at least one (1) foot above the base flood elevation was required to be shown on the plans. Landscaping comments were addressed. Staff stated screening of the vehicular use area was required. Staff stated trees and shrubs were required within the landscape areas with a tree per every 30 linear feet and a shrub placed for every three (3) feet. Staff stated any existing landscape material missing or diseased was to be replaced with the new development. Staff stated interior landscaping was required with the new development. 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 discussio n. 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 raised at the May 17, 2017, Subdivision Committee meeting. The applicant has indicated there are no outdoor patio areas and indicated the dumpster will be screened with a segmented block enclosure on three (3) sides and a full metal gate on the front of the dumpster. The applicant has also indicated evergreen plant materials will be installed around the enclosure to soften the impact of the dumpster location from the adjacent street. The hours of service are from 7 am to 6 pm Monday through Friday. The applicant is requesting site plan review approval per Section 31-13 of the Little Rock Code of Ordinances. The Subdivision Ordinance states Subdivision Site Plan Review is a development review process that provides for case by case consideration of project particulars including the provision of parking and landscaping in accordance with the appropriate ordinances, siting of buildings and the relationships with adjoining properties. July 20, 2017 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1312-A 7 The applicant is proposing the construction of a 2,300 square foot restaurant with drive-through service. The plan indicates the placement of the restaurant along the western portion of the existing shopping center site. The applicant is proposing to re-stripe portions of the parking lot within the area proposed for development. The current parking and drive lanes located on the office zoned portion of the site will remain. The building will be constructed within the C -3, General Commercial District zoned portion of the site. The request includes the placement of signage on all four (4) sides of the building. Signage typically allowed for this site would be on the eastern facade, the front with frontage on John Barrow Road, and the northern facade, the side with frontage on West Markham Street side of the building. Signa ge is not allowed, without a variance on the western, the rear of the building and the southern, the side facing Burlington. Staff is not supportive of the allowance of the signage on the western and southern facades. Staff does not feel these two (2) signs are necessary to identify the business to customers. The applicant has indicated no additional ground signage is proposed. The order menu board is proposed along the western side of the building. The applicant has not requested a waiver of the required screening of the order menu board. The ordinance states each speaker shall be so mounted that it is baffled on all sides in a manner which will direct the sound produced to the vehicle served. Each speaker location is to be designed to provide for a solid wall at least six (6) feet in height and twenty (20) feet in length along the opposite lane line. This wall is to be constructed of masonry or wood with a textured finish to diminish sound deflection. Staff feels the order menu board should be placed to limit and lessen the impact on the adjacent residential homes. The request includes a waiver of the right of way dedication for West Markham Street. Along this portion of West Markham Street there is a high voltage electrical transmission line which is unlikely to be relocated. Any street widening on West Markham Street will most likely take place to the north of the existing roadway. Staff is supportive of the waiver request. Ordinance No. 20,839 adopted by the Little Rock Board of D irectors on February 11, 2014, modified Section 31-13(f) of the Little Rock Code to limit the term of approval of a site plan to a maximum of three (3) years from the date of approval. If an approved multi-phase development, has not been completed within three (3) years of the date of approval the site plan must be reviewed and reapproved by the Commission in the same manner as the initial site plan review. Staff is supportive of the applicant’s request. The applicant is seeking approval to allow the development of the site with a restaurant. The plan is indicated with setbacks and building heights which comply with the underlying zoning district. July 20, 2017 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1312-A 8 The exception is the proposed signage plan for the building signage. Staff does not support the placement of the signage on the western and southern facades. Otherwise to staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the applicant has done an adequate job on allowing the site to develop and minimizing any potential impacts on the site and 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 the wall signage be limited to the facades with street frontage, the eastern and northern facades. Staff recommends the order menu board be screened per the typical ordinance requirement. Staff recommends approval of the waiver request of the right of way dedication for West Markham Street. 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 rec ommended by staff by a vote of 11 ayes, 0 noes and 0 absent. PLANNING COMMISSION ACTION: (JULY 20, 2017) The applicant was present. There was one (1) registered objector present. Staff presented the item with a recommendation of a pproval 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 the wall signage be limited to the facades with street frontage, the eastern and northern fa cades. Staff presented a recommendation the order menu board be screened per the typical ordinance requirement. Staff presented a recommendation of approval of the waiver request of the right of way dedication for West Markham Street. July 20, 2017 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1312-A 9 Ms. Eleanor Jones was present and addressed the Commission in opposition of the request. She stated her concern was traffic and noise. She stated her back yard bordered the property proposed for development. She stated with the current development the additional building would be too much for the area. Mr. Troy Rich addressed the Commission on behalf of the developer. He stated the building was proposed for development along the western portion of the site. He stated his client wanted to be a good neighbor and if additional fencing and landscaping was required he was willing to talk to his client about placing fencing and plant materials on the site. The Commission questioned if he was amending his application. He stated he was not amending his application. There as a general discussion concerning the placement of fencing and the hours of operation. Mr. Rich stated the hours were from 10 am to 10 pm daily. There was no further discussion. The Chair entertained a motion for approval of the item as recommended by staff including the right of way dedication request. The motion carried by a vote of 7 ayes, 2 noes and 2 absent. July 20, 2017 ITEM NO.: B 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 July 20, 2017 SUBDIVISION ITEM NO.: B (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. Detention 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 considering 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 Planni ng Commission. July 20, 2017 SUBDIVISION ITEM NO.: B (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 association 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. July 20, 2017 SUBDIVISION ITEM NO.: B (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. July 20, 2017 SUBDIVISION ITEM NO.: B (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 discu ss 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. 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 a nd 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 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. July 20, 2017 SUBDIVISION ITEM NO.: B (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 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. 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. July 20, 2017 SUBDIVISION ITEM NO.: B (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 means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. July 20, 2017 SUBDIVISION ITEM NO.: B (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. July 20, 2017 SUBDIVISION ITEM NO.: B (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 deve lopment 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 July 20, 2017 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-7500-F 10 be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided with in 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 lan dscape 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 land scape 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 i ssues associated with the request in need of addressing. Staff questioned the entrance to the 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 July 20, 2017 SUBDIVISION ITEM NO.: B (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 floodway. 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. July 20, 2017 SUBDIVISION ITEM NO.: B (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 s paces 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 in dicates 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. T he 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. July 20, 2017 SUBDIVISION ITEM NO.: B (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. The 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 north, 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 July 20, 2017 SUBDIVISION ITEM NO.: B (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 s ite. 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. STAFF UPDATE: The applicant submitted a traffic analysis for the project which staff has reviewed with the applicant’s traffic consultant. Staff’s opinion based on the data provided are - 1. Assumed directional distribution in the traffic study shows only 45% turn ing left (eastbound, towards town). Existing turn movement counts at adjacent intersections show between 50-60 % of the traffic turning eastbound. Assuming 60% of the projected traffic going eastbound towards town, there can be about 129 left-turns during the AM peak hour. 2. Currently, the intersection of Cantrell-Taylor Loop is significantly over capacity and is operating at a level of service E. Northbound and southbound directions are operating at level of service F. Since the intersection is already over capacity, giving any more signal time to southbound/northbound traffic will increase delay for major movements on Cantrell, which has a daily traffic volume of 26,000 vehicles. 3. Additional traffic on the north leg during peak hours cannot be served wit hout significant delay until major geometric improvements are implemented. July 20, 2017 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-7500-F 15 4. The intersection at Cantrell Road and Pinnacle Valley is operating at level of service A and has spare capacity. It is recommended that the proposed development provide a second connection to Pinnacle Valley Road to lessen the demand at the Taylor Loop signal. Eastbound traffic from the development can utilize both signals. Without this additional access on Pinnacle Valley Road, the level of service for the signal at Taylor Loop will deteriorate further. Staff is not supportive of the applicant’s request. The PCD, Planed Commercial Development, zoned portion of the development was previously approved with roughly one-half of the development and was approved for approximately 4 0,500 square feet of office/warehouse. This area is indicated on the future land use plan as transitional. The remainder of the property is currently zoned and indicated on the future land use plan for single-family or at a density not to exceed six (6) units per acre. The development as proposed contains a total of (10.67 -acres and 250 units) which results in an overall density of 23.4 units per acre. In staff’s opinion this development is proposed extremely dense and is not appropriate for this site. With the exception of the Cantrell Road frontage which is predominately commercial, the areas off Cantrell are single -family residential. In recent past there have been two (2) developments which were approved with this similar concept. One located in Riverdale which has developed on property zoned C-3, General Commercial District which as a by-right use allows multi-family per the R-5 Zoning District or at a density of not more than 36 units per acre. The other has been approved on property which is zoned O-2, Office and Institutional District which with approval of a conditional use permit allows for the development of multi -family at a density not to exceed 30 units per acre. Neither approval required a rezoning of the sites. Staff does not feel this is an appropriate location for multi-family at the density proposed by the developer. Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JULY 20, 2017) Mr. Chris Stewart was present representing the request. There were 26 registered objectors present. Mr. Stewart addressed the Commission stating his client desired to defer the item. He stated in his opinion the two (2) members absent were yes votes for the project. He stated it was important to have all the members pres ent to vote on an item before it was presented to the Board of Directors. He requested the item be deferred to the August 31, 2017, public hearing to allow all members to be present for the vote. A motion was made to defer the item to the August 31, 20 17, public hearing. The motion carried by a vote of 8 ayes, 1 no and 2 absent. July 20, 2017 ITEM NO.: C 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 – Ellis Mountain 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: A variance from the City’s Land Alteration Ordinance to allow grading of the entire site with the development of the first phase. BACKGROUND: Ordinance No. 19,334 adopted by the Little Rock Board of Directors on June 21, 2005, rezoned this site from R-2, Single-family to PD-R, Planned Development Residential, to allow the development of a new residential subdivision containing an attached single-family development and townhouse condominium units. The site plan included 14 residential lots and 25 townhouse condominiums. This development did not occur. The PD-R zoning has expired. July 20, 2017 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-7812-B 2 Ordinance No. 20,869 adopted by the Little Rock Board of Directors on May 6, 2014, allowed the development of 31 patio home style lots. The average lot size proposed was 5,645 square feet. The developer proposed 5-foot front and side yard setbacks and a 10-foot rear yard setback. The streets would be constructed to City standard in a 45-foot right of way. The streets were proposed as private streets. The development was not proposed with gates but the developer did request the ability to gate the subdivision in the future if the residents desired to place the gates. The development did not occur and the PD-R, Planned Development Residential, zoning has expired. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: Islamic Center of Little Rock, ICLR, recently purchased the 6.13-acres of property located at 14900 Kanis Road to develop ICLR West Little Rock Campus. The request is a rezoning the site from PD-R, Planned Development Residential, Expired, to PD-R, Planned Development Residential to allow the development of the site with a school and ancillary activities and to obtain approval of the overall Master Plan for the proposed future development of the site. Phase 1 (2017 – 2018) is proposed with clearing and rough grading of the entire site excluding the buffer areas around the property and construction of an assembly building (area for meetings, admin office, restrooms), sports fields, south driveway entrance, parking lot (26 parking spaces), 275 linear feet of Kanis Road improvements and detention pond. Phase 2 (2018 – 2020) is proposed with construction of a school building and 500 linear feet of Kanis Road improvements. ICLR’s plan is to first construct a building to move the existing elementary school (110 students) located at 3224 Anna Street and expand it to a Middle School (additional 50 – 100 students). The building will have an option to expand to accommodate High School Classes in the unforeseeable future. This phase will also bu ild the 2nd driveway (north) and 40 additional parking spaces. Phase 3 (2020 – 2025) remaining facilities as indicated on the Master Plan will be developed which include a Mosque, Gymnasium, Banquet area, Indoor swimming pool, Administration offices and 90 parking spaces. The request includes a variance to allow the grading of the entire site with the development of the first phase of the proposed project. July 20, 2017 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-7812-B 3 B. EXISTING CONDITIONS: The site has a scattering of trees and slopes from north to south. Other uses in the area include Baker Elementary School to the south, a gun shop, apartment units and office uses. To the north of the site is the Parkway Place Subdivision a single-family neighborhood. To the east of the site is property currently under development for a single-family subdivision. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Kanis Creek Property Owners Association and the Parkway Place Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5-feet from centerline. An east bound left turn lane should be striped. Additional paving beyond the side property lines maybe needed for lane tapers and lane transitions. 3. All driveways shall be concrete aprons per City Ordinance. 4. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. 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? 5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 6. 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 land owner. 7. Show driveway locations on the west side of Kanis Road. 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. July 20, 2017 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-7812-B 4 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. 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. Conta ct Greg Simmons, Traffic Engineering at 501.379.1813 or gsimmons@littlerock.gov for more information. 12. 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. 13. Submit a Traffic Study which contains a Traffic Control Plan f or the proposed project. Study should address trip generation and trip distribution for the development and also should take into account existing and projected traffic growth. The plan should consider the proposed number of students, grades, number of faculty, school times and existing school traffic on Kanis Road. 14. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer main extension required with easements if new sewer service is required for this project. Capacity fee analysis required. Little Rock Water Reclamation Authority Review Committee approval is required if pumping out of the basin. Entergy: Entergy does not object to this proposal. An existing three phase, power line exists on the west side of Kanis Road at this location, but does not appear to be in conflict with the proposed plans. There are a couple of small single phase lines which cross Kanis Road and extend into the property that will likely need to be removed prior to development commencing. Con tact Entergy in advance to discuss future service requirements, new facilities locations and adjustments to existing facilities (if any) as this project proceeds. July 20, 2017 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-7812-B 5 Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan re visions 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 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. July 20, 2017 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-7812-B 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 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. 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 apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dim ension of July 20, 2017 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-7812-B 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 measureme nt 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 sha ll 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. 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. 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. July 20, 2017 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-7812-B 8 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. 9.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. We suggest that the site plan connect the sidewalks from the street to the front of building for future transit service. METRO would expect to serve a facility of this nature with para-transit 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. July 20, 2017 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-7812-B 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 Ellis Mountain 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 revised PDR (Planned Development Residential - Expired) to allow a school as an acceptable use. Master Street Plan: West of the property is Kanis 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 Kanis Road. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 3. 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. The average depth of the lot is approximately four hundred and ten (410) feet in depth. A minimum twenty-five (25) foot buffer is required. Street 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 July 20, 2017 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-7812-B 10 every thirty (30) linear feet of perimeter planting strip. A portion of the perimeter planting strip adjacent to Kanis Road is less than nine (9) feet. 5. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The properties to the north, south, and east are zoned R-2, Single-family. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the City, Section 15-81. 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. 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. 8. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 9. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 10. 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 additional items necessary to complete the review process. Staff requested the applicant provide the proposed phasing plan and the phasing plan for the street improvements to Kanis Road. Staff also questioned the student capacity of the school, the number of teachers and the days and hours the school would operate. Public Works comments were addressed. Staff requested the applicant provide a traffic analysis for the proposed school. Staff also stated street improvements to Kanis Road would be required with the new development. Staff stated the July 20, 2017 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-7812-B 11 City’s Stormwater Detention Ordinance would apply to the development of the site. Staff questioned if advanced grading of future phases was being requested. Landscaping comments were addressed. Staff stated a land use buffer was required along the perimeters which abutted single-family. Staff stated interior landscaping was required within the parking lot and a small amount of building landscaping was also 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 site plan to staff addressing most of the technical issues associated with the request. The applicant has provided the number of students, the number of teachers and the professional staf f. The applicant has also indicated the proposed phasing plan for the school and the street improvements to Kanis Road. The school will operate under the same schedule as the Little Rock School District. The request is a rezoning the site from PD-R, Planned Development Residential, Expired, to PD-R, Planned Development Residential to allow the development of the site with a school and ancillary activities and to obtain approval of the overall Master Plan for the proposed future development of the site. Phase 1 (2017 – 2018) is proposed with clearing and rough grading of the entire site excluding the buffer areas around the property and construction of a 4,000 square foot assembly building (area for meetings, admin office, restrooms), sports fields, south driveway entrance, parking lot (26 parking spaces), 275 linear feet of Kanis Road improvements and detention pond. Phase 2 (2018 – 2020) is proposed with construction of a school building and 500 linear feet of Kanis Road improvements, the remaini ng improvements required for Kanis Road. ICLR’s plan is to first construct a building to move the existing Elementary School (110 students) located at 3224 Anna Street and expand it to a Middle School (additional 50 – 100 students). The building will have an option to expand to accommodate High School Classes in the unforeseeable future. This phase will also build the 2 nd driveway (north) and 44 additional parking spaces. July 20, 2017 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-7812-B 12 Phase 3 (2020 – 2025) remaining facilities as indicated on the Master Plan will be developed which include a Mosque, Gymnasium, Banquet area, Indoor swimming pool, Administration offices and 92 parking spaces. The maximum building height proposed for all structures is 35-feet. The applicant indicates fourteen (14) classrooms to serve grades Pre-K to 12th. There are 10 to 15 students proposed for each grade. Each grade will have two (2) teachers. There will be five (5) administrative staff. Parking for Elementary (grades 1 – 5) one (1) space per classroom plus one (1) space for ever teacher, employee and administrator on the largest shift. Middle (Grades 6 – 8) one (1) space per classroom plus one (1) space for each teacher, employee and administrator on the largest shift. Parking for a High (grades 9—12), six (6) spaces per classroom plus one (1) space for each teacher, employee and administrator on the largest shift. Stacking space shall be adequate to accommodate private vehicles and school buses for each classification. Parking for this development would result in 21 pa rking spaces to serve the elementary grades. The middle school grades would result in nine (9) parking spaces. To serve the high school grades 28 parking spaces would typically be required. 58 parking spaces to serve the grades would typically be requir ed plus five (5) additional spaces to serve the administrative staff (63 parking spaces). With the Phase I and II development the applicant is proposing to construct 70 parking spaces. The applicant has indicated fencing will be provided to provi de screening and within interior areas to fence the sports fields and playground areas. The fencing will not exceed six (6) feet in height around the sites perimeters. The fencing on the sports fields may exceed six (6) feet in height. The height of the sports field fencing will be determined by the play activity taking place on the field. The applicant has indicated signage will comply with City ordinance. The site is being developed as a PD-R, Planned Development Residential, zoning request. Staff recommends any future signs be a minimum of six (6) feet in height and 64 square feet in area, signage which is consistent with signage typically allowed in office zones. Based on the street frontage the development would typically be allowed multiple sign locations. Staff recommends the development be limited to one (1) sign location. The applicant has indicated the dumpster will be screened per typical ordinance requirement. This would be a minimum of two (2) feet above the finished height of the trash containment. The applicant also notes the hours of dumpster service will be limited to 7 am to 6 pm Monday through Friday. July 20, 2017 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-7812-B 13 The applicant has provided staff with a traffic analysis for the site. Staff is continuing to review the traffic analysis and will provide an update to the Commission at the July 20th public hearing. I. STAFF RECOMMENDATION: Staff recommendation forthcoming. PLANNING COMMISSION ACTION: (JUNE 8, 2017) The applicant was not present. There were no registered o bjectors 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 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. PLANNING COMMISSION ACTION: (JULY 20, 2017) The applicant was present. There was one (1) registered objector present. Staff presented the item stating the applicant had submitted a traffic study and traffic control plan to staff for review and approval. Staff presented a recommendation of approval of the traffic study and the traffic control plan subject to compliance with the following comments and conditions: 1. Vehicular traffic dropping off or picking up students and/or other guest traffic shall not stop, wait, delay other vehicular movements, block driveways, and/or form vehicular queues at any time on Kanis Road. The Islamic Center is responsible to ensure that queuing is contained within the school property. If queuing routinely occurs within the public right-of-way, the Islamic Center agrees to eliminate such queuing by modifying the Traffic Control Plan to eliminate the queuing including but not limited to the staggering of class times and/or the reduction in student population as required to eliminate such queuing. 2. If it is found that the eastbound traffic on Kanis Road desiring to enter the Islamic Center site and waiting in the left-turn lane on Kanis Road routinely exceeds the turn bay length and blocks eastbound through traffic the Islamic Center agrees to modify their traffic plan and reroute the school traffic to come wes tbound and make right-turns into the center, rather than block the eastbound through traffic. If problems persist for the free flow of eastbound through traffic the City reserves the right to officially prohibit eastbound left -turns into the Islamic Center site during peak hours. July 20, 2017 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-7812-B 14 3.Should problems occur that affect traffic on Kanis Road, the Islamic Center agrees to hire, at no cost to the City of Little Rock, off-duty police officers, as required, to execute the Traffic Control Plan at key, identified locations around the school and adjacent to the school within the public right-of-way. 4.The Islamic Center agrees to have their Traffic Engineer present at the opening day of school and subsequent days as necessary to monitor school traffic and identify any traffic problems/issues or potential traffic problems/issues during times of school pick-up or drop-off. When problems/issues are identified, corrective measures must be taken to address those problems/issues. 5.Prior to modifying the Traffic Control Plan; increasing student enrollment beyond 200 students; varying school times; and/or the institution of any change not in conformance with the Traffic Control Plan, the modifications and reasons for modifications must be submitted in writing to the City of Little Rock Traffic Engineering Department for review and approval. Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request from the City’s Land Alteration Ordinance to allow grading of future phase with the development of the first phase. Mr. Gary Welchman addressed the Commission in opposition of the request. He stated his concerns were with the funding of the school. He stated he wanted to be a good neighbor. He stated there was a community center and neighborhood park within the Summit Ridge Subdivision. He stated he felt the development was a commercial development and did not belong adjacent to the neighborhood. Mr. Shawkat Ali addressed the Commission on behalf of the applicant. He stated his firm, ETC Engineering and Architects, were the design professionals working on the site. He stated he could answer the technical questions related to the site plan. He stated the development would fully comply with the City’s requirement for buffers and landscaping. There was a lengthy discussion by the Commission with Mr. Ali, Mr. Ernie Peters of Peters and Associates the Traffic Engineer and Public Works staff concerning the traffic access and circulation plan and the potential for stacking of vehicles onto Kanis Road. Staff stated they did not feel this would be an issue. Staff stated the applicant had agreed to the conditions they generally places on school site related to their access and circulation plan. Staff stated if at any time in the future traffic stacking on Kanis Road became an issue they applicant would be required to modify their circulation plan. July 20, 2017 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-7812-B 15 The Commission questioned Baker School traffic and the impact this development would have on the Baker School traffic. It was noted the existing school traffic caused stacking onto Kanis Road. Staff stated based on the driveway alignment there would be few conflicting left turn movements. Mr. Peters stated there were a few residential homes on Baker Lane which would use Baker Lane to enter and leave their home but for the student pick-up and drop-off Baker Lane was one-way. The Commission questioned if the southern drive could be right -in and right-out only. Mr. Peters stated the drive would be out-bound only and there was no need to design the driveway as a right-in right-out driveway. The Commission questioned the advanced grading request. Mr. Ali stated the site contained approximately six (6) acres and would be reseeded as required by City Ordinance. The Commission questioned if this section of Kanis experienced flooding. Staff stated the area which routinely flooded was Cooper Orbit near th e Kanis intersection. Staff stated this section of Kanis did not routinely flood. The Commission questioned the time frame for widening Kanis Road in this area. Staff stated with this development the applicant would add a lane and one -half. Staff stated the City project did not include this section of Kanis Road. Staff stated at this point this area was not in the next cycle of funding either. The Commission questioned the traffic counts in this area. Mr. Peters stated the AM peak included 500 east bound cars and 383 west bound cars. He stated the PM peak included 700 cars in both directions. Staff stated the daily traffic count for the intersection of Kanis and Kirby was 1300 vehicles per day. The Chair entertained a motion for approval of the item including all staff recommendations and comments including the variance request from the City’s Land Alteration Ordinance. The motion carried by a vote of 8 ayes, 1 no and 2 absent. July 20, 2017 ITEM NO.: D 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 July 20, 2017 SUBDIVISION ITEM NO.: D (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. STAFF UPDATE: There has been no change in this applica tion and the applicant has not provided staff with an updated site plan to address staff’s concerns related to the parking layout. Staff recommends deferral of this item to the August 31, 2017, public hearing. PLANNING COMMISSION ACTION: (JULY 20, 2017) The applicant was not present. There were no registered objectors present. Staff presented the item stating there had been no change in this application and the applicant had not provided staff with an updated site plan to address staff’s concerns related to the parking layout. Staff presented a recommendation of deferral of this item to the August 31, 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 9 ayes, 0 noes and 2 absent. July 20, 2017 ITEM NO.: E 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 Yarb erry Lane at Sandbridge Drive. The applicant received approval to advance grade the preliminarily platted Springtree Subdivision, Phase 4 which consists of 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. July 20, 2017 SUBDIVISION ITEM NO.: E (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 the 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 existing 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 P lanning 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. July 20, 2017 SUBDIVISION ITEM NO.: E (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 d ifficult 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 July 20, 2017 SUBDIVISION ITEM NO.: E (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 undisturbed 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 trees are being piled on site waiting for allowable conditions for burning. Nearly all work on Phase 4 o f 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 ad vanced 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 t o 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. July 20, 2017 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: LA-0075 5 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 a nd 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 propo sed 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 bee n provided from the owner of the Centro Cristianos Hispano property located to the south. RECOMMENDATION: The applicant has agreed to comply with the comments and conditions found in paragraph D of the Engineering comments. The applicant proposes to p lant 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 follow ing 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 be obtained for the entire cleared and disturbed area. A letter has been provided from Winrock Enterpri ses agreeing to the applicant only planting grass and establishing vegetation on their property. July 20, 2017 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: LA-0075 6 A recommendation will be made by staff at the time 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 present. 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 placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. STAFF UPDATE: Staff is continuing to work with the applicant on the proposed restoration plan for the subject properties. An update and recommendation will be provided by staff at the Planning Commission July 20, 2017, public hearing. PLANNING COMMISSION ACTION: (JULY 20, 2017) Mr. Ben Zikri was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of approval. Mr. Zikri stated he would yield his time to the opposition and to answer questions of the Commission. City Director BJ Wyrick addressed the Commission in opposition of the request. She stated the neighborhood had met with the developer before the first tree was removed. She stated the developer graded a total of 16 acres which he only had plans for six (6). She stated he had left the land exposed which was causing water and drainage problems. She stated she was not sure how a site could be as messed up as this and there was any hope for restoration. She stated she felt the trees should be installed now. She stated there were numerous cases where the developer created drainage problems and the City was required to correct the problems. She stated the neighborhood wanted additional meetings to discuss options to minimize the impact on the existing homes and the new residences. July 20, 2017 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: LA-0075 7 Mr. Jim Bradshaw addressed the Commission in opposition of the request. He stated he was a member the Centro Cristianos Hispano Church. He stated Mr. Zikri had cleared timber on this Church’s property. He stated his concern was the area the trees were removed was included on the Church’s master plan as an outdoor area for camping. He stated within the Church’s master plan there was a 50 -foot buffer built in. He stated with the clearing the buffer had been removed. He stated the clearing had occurred without a survey and no attempt was made to ensure the clearing was taking place solely within the applicant’s property. He stated there were concerns with drainage. He stated there was a significant drainage problem in the area. Ms. Melvia Belford addressed the Commission with concerns. She stated Mr. Zikri had been going door to door to get signatures of the area property owner concerning his plan for planting of trees. She stated th ere had been several meetings with Mr. Zikri and the concerns raised were drainage and erosion. She stated there should be another meeting with the neighborhood to allow Mr. Zikri to present his tree planting plan to the area residents. Mr. Zikri addressed the Commission stating his wife and son still lived in Israel. He stated he was out of the Country with his wife and son when the clearing was taking place. He stated he had been working with the adjacent property owners on a restoration plan. He stated he was working to correct the problem. He stated he was willing to plant the trees as requested by Public Works staff. He stated he had reseeded a large portion of the site and would complete the seeding as required by Public Works. There was a lengthy discussion by the Commission with Mr. Zikri concerning the reestablishment plan and what measures he had taken to mitigate the drainage for the area. Mr. Zikri stated he was working to reestablish the vegetation. Commissioner Bubbus questioned why he and not tried to divert the water. He stated he was working to resolve the problems area residents had been experiencing. The Commission questioned staff as to the outcome of a no vote on Mr. Zikri’s plan. Staff stated if the Commission voted no he was required to restore the site per the Land Alteration Ordinance which involved planting of trees on the Phase 5 portion of the development. Staff stated nothing was required on the Phase 4 portion of the development because Mr. Zikri had permission to advance grade the Phase 4 portion of the development. Staff stated when Mr. Zikri began the development of the Phase 5 portion of the site all the trees planted would be removed. Staff stated they felt the planting of trees within the yards as proposed was a better option. Staff stated they did not feel the trees would be maintained if planted before the homes were completed. July 20, 2017 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: LA-0075 8 The Commission questioned staff as to the time frame for completion of the reseeding and plantings. Staff stated Mr. Zikri had 60 days to seed the property. Staff stated the trees would be installed at the time the homes were completed but prior to the issuance of a certificate of occupancy. A motion was made to approve the request including all staff recommendations an d comments. The motion carried by a vote of 8 ayes, 1 no and 2 absent. July 20, 2017 ITEM NO.: 1 FILE NO.: S-867-JJJJJJJJ NAME: Chenal Valley Phases 30 and 31 Preliminary Plat LOCATION: Located East of LaMarche Drive between LaMarche Drive and Rahling Road DEVELOPER: Deltic Timber Corporation 7 Chenal Club Boulevard Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 115-acres NUMBER OF LOTS: 227 FT. NEW STREET: 14,400 LF WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.12 CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.11 VARIANCE/WAIVERS: A variance from the Land Alteration Ordinance to allow grading of future phases with the development of the first phase. BACKGROUND: On August 18, 2005, the Little Rock Planning Commission approved a preliminary plat request for this site to allow the subdivision of a 115-acre tract into 227 single-family residential lots averaging 85-feet by 135-feet or 11,475 square feet in area. The applicant indicated a density of 1.97 units per acre consistent with the development pattern in the area. The applicant indicated the development would be constructed in three (3) phases with Blocks 125-126 being constructed in the first phase. The second phase consisted of Blocks 129-130 and Lots 1-22, Block 127 and Lots 14-37, Block 128. The final phase was to consist of Block 131 and Lots 23 -74, Block 127 and Lots 1-13, Block 128. July 20, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-JJJJJJJJ 2 The request included the placement of an alternative pedestrian circulation system within the subdivision in the form of pedestrian trails through tracts of open space in lieu of sidewalks (Section 31-175). The approval allowed the trail to be constructed of a hard packed surface to allow access to the trails throughout the year. That development did not occur. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The current request is to allow the development of 116.62 -acres with 246 single- family residential lots. The development is indicated in multiple phases occurring over eight (8) phases. The preliminary plat indicates Phase 30 -1 will include the development of Lots 1 – 18 and 76, Block 125, Lots 1 – 9, Block 126 and Lots 1, 2 and 15, Block 127. Phase 30-2 includes Lots 59 – 75, Block 125 and Lots 3 – 14, Block 127. Phase 30-3 contains Lots 19 – 58, Block 125. Phase 31-1 includes the development Lots 1 – 3, Block 128, Lots 59 – 73, Block 128, Lots 1, 40 and 41, Block 129 and Lots 25 - 32, Block 130. Phase 31-2 includes Lots 36- 58, Block 128 and Lots 16 – 24, Block 130. Phase 31-3 includes Lots 4 – 18, Block 128 and Lots 2 – 15, Block 129. Phase 31-4 includes Lots 25 – 38, Block 129, Lots 1 – 13, Block 130 and Phase 31 – 5 includes the development of Lots 19 – 35, Block 128 and Lots 16 – 25, Block 129. The applicant is seeking approval of alternative pedestrian paths in -lieu of sidewalks. The Subdivision Ordinance, Section 31-175, outlines the minimum construction requirements for the construction of internalized pedestrian paths when replacing the sidewalk. The ordinance indicates internalized pedestrian circulation system in the form of paved paths may be substituted for sidewalks along collector and residential streets upon the request of the applicant and th e approval of the Planning Commission. B. EXISTING CONDITIONS: The site is a vacant tree covered site extending from Rahling Road to LaMarche Drive. There are currently single-family homes located to the west of this site. Valley Falls Estates is located to the north of the site and Charleston Heights is located to the east of the site. The site is currently zoned R-2, Single-family with property to the south of this development, adjacent to Rahling Road, zoned MF-6. C. NEIGHBORHOOD COMMENTS: All abutting property owners were notified of the public hearing. There is not an active, registered with the City of Little Rock, Neighborhood or Property Owners Association located in this area. July 20, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-JJJJJJJJ 3 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. With site development, provide the design of street conforming to the Master Street Plan. Construct street improvement to these streets with the planned development. 2. Access ramps should be provided at intersections of pedestrian trails and streets. An access ramps should be installed on the west side of LaMarche Drive at the proposed intersection. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Provide further explanation of what phases are proposed to be advance graded with construction of a previous phase. 4. Property flooding routinely occurs downstream of the proposed subdivision. Per Section 29-102 an evaluation should be conducted on the basis of existing downstream development and an analysis of stormwater runoff with and without the proposed development. If the proposed development will cause or increase downstream flooding conditions, the downstream drainage infrastructure should be improved to pass the expected flows or detention provided in excess of the 25 year storm event to the downstream infrastructure capacity. 5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 6. 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. All public drainage easements must contain drainage infrastructure approved by the City of Little Rock Public Works Department. 100-year overflow swales must be constructed and placed within public drainage easements. 7. 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 owner's association. 8. 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. 9. Obtain a franchise agreement from Bennie Nicolo, Public Works, bnicolo@littlerrock.gov, 501.371.4818 for the private improvements located in the right-of-way. July 20, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-JJJJJJJJ 4 10. 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, 501.379.1813 or gsimmons@littlerock.gov for more information. 11. 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, 501.379.1805 or therbner@littlerock.gov for more information. 12. The suffix in Evran Loop should be changed due to it does not intersect Evran Drive in two (2) or more locations. It is suggested that Molieres Lane be changed to Molieres Drive since it provides the primarily entrance into the subdivision. 13. 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. 14. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the proposed intersection(s) comply with 2004 AASHTO Green Book standards. 15. 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. 16. No walls/landscaping at intersection with La Marche should be constructed that cause sight obstructions. If entrance walls are constructed, they must be set back enough to provide unobstructed view of traffic on La Marche Drive. 17. Traffic calming measures should be constructed on Evran Drive (north leg) between Evran Lane and Evran Drive (east leg); Evran Drive (east leg) between Evran Drive (north leg) and Evran Lane; Evran Lane between Evran Loop and Evran Drive (east leg); and Molieres Lane between Molieres Circle and Molieres Way. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer main extension required with easements if new sewer service is required for this project. Capacity fee analysis required. Contact Little Rock Water Reclamation Authority fo r additional information. July 20, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-JJJJJJJJ 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. There is an existing three phase, underground power line running along the western side of Lamarche Drive which can be used to feed the proposed development. 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.Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3.This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 4.If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5.Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 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 July 20, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-JJJJJJJJ 6 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 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.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. 5.Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1.Minimum gate width shall be 20 feet. 2.Gates shall be of swinging or sliding type. 3.Construction of gates shall be of material that allow manual operation by one person. 4.Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5.Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6.Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7.Locking device specifications shall be submitted for approval by the fire code official 8.Electric gate operators, where provided, shall be listed in accordance with UL 325. 9.Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 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 July 20, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-JJJJJJJJ 7 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. 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: No comment. Rock Region Metro: Location is not currently served by METRO but is in our long range plans. We recommend reducing the “lollipop” ended streets in the current design. Future fixed route service planned for this area would necessitate METRO Links paratransit service. Dead-end streets create unnecessary miles added to paratransit service which is an unfunded requirement for transit authorities. We would like to compliment the developer on the proposed walking paths and sidewalks which create a desirable, livable neighborhood and easier access to transit for residents. 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 July 20, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-JJJJJJJJ 8 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: (June 28, 2017) Mr. Tim Daters of White-Daters and Associates was present representing the request. Staff presented an overview of the item stating there were a few outstanding technical issues associated with the request in need of addressing prior to the Commission acting on the request. Staff stated it appeared there were phases proposed with 30 or more lots which were not providing secondary access. Staff requested the preliminary plat include the zoning classifications within the plat boundary and of abutting tracts. Staff also requested the applicant provide the names of owner of unplatted tracts abutting the plat and the names o f owner of platted tracts in excess of two and one -half (2 ½) acres. Public Works comments were addressed. Staff questioned the phase when advanced grading would take place. Staff also questioned the proposed detention for the development. Staff stated there were concerns from residents down-stream which experienced flooding. Staff requested Mr. Daters review the drainage and provide a sketch grading and drainage plan. 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 has indicated the July 20, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-JJJJJJJJ 9 zoning classification within the plat and the names of owners of abutting tracts and parcels. The request is to allow the subdivision of 116.62 -acres with 246 single-family residential lots. The development is indicated in multiple phases occurring over eight (8) phases. The lots are indicated with an average lot size of 80 -feet by 130-feet. The plat indicates 25-foot front and rear yard setbacks and the standard side yard setback per the R-2, Single-family Zoning District of ten (10) percent of the lot width not to exceed eight (8) feet. The plat includes several tracts of open space. The are as of open space will be maintained by the property owners association as common green space. The plat also includes an area set aside for a community park. The community park will require approval via a conditional use permit request to the Planning Commission before construction. The plat indicates the construction of an emergency access from Rahling Road to serve the new development and comply with the request of the Fire Department. The secondary access will be constructed as required by the Fi re Chief. The applicant states they do not want to build the emergency drive as a street to provide direct access to Rahling Road due to concerns the street will create a cut-through street from Chenal Valley Drive to Pebble Beach. The request includes a variance from the Land Alteration Ordinance to allow grading of future phases with the development of the first phase. Advance grading of Phase 31-1 through 31-5 will occur with the construction of streets and utilities in Phase 31-1. Included along the northern and eastern perimeters the plat includes a 25-foot wide grading buffer with existing vegetation to remain in this area. The applicant is seeking approval of alternative pedestrian paths in -lieu of sidewalks. The Subdivision Ordinance, Section 31-175, outlines the minimum construction requirements for the construction of internalized pedestrian paths when replacing the sidewalk. The ordinance indicates an internalized pedestrian circulation system in the form of paved paths may be substitu ted for sidewalks along collector and residential streets upon the request of the applicant and the approval of the Planning Commission. The applicant is requesting several variances from Chapter 29 of City code as part of the application. The applicant is requesting a variance to advance grade Phases 31-2 thru 31-5 with the issuance of the grading permit for Phase 31-1 due to the applicant’s desire to balance the cut and fill on site. Staff recommends approval of this variance subject to a preliminary grading and drainage plan being developed for Phases 31-2 thru 31-5 prior to the issuance of the grading July 20, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-JJJJJJJJ 10 permit for Phase 31-1. Secondly, the applicant is requesting a variance for slopes at the south side of the lots in Phase 31-3 to be graded to a 2:1 slope which exceed the maximum 3:1 slope due to the existing angle of the shale plane. Staff recommends approval of the variance for the 2:1 slope. Lastly, the applicant is requesting to exceed the maximum water surface storage elevation in the stormwater detention ponds of four (4) feet due to the applicant’s desire to construct detention ponds which can detain stormwater beyond the minimum requirements and to make modifications to the drainage discharge locations within the subdivision to balance the discharge flow from the site to possibly improve some of the existing downstream flooding issues. Staff recommends approval of the variance due to the belief this will lessen some of the historical downstream flooding. Staff is supportive of the applicant’s request. The applicant is seeking preliminary plat approval to allow the development of a single -family subdivision with a density of 2.12 units per acre. The plat as indicated complies with the typical development standards of the zoning and subdivision ordinance. The request does include a variance from the Land Alteration Ordinance to allow grading of future phases with the development of the first phase. The applicant indicates this is necessary to balance the site. To staff’s knowledge there ar e no remaining outstanding technical issues associated with the request. 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 future phase with the development of the first phase. Staff recommends approval of the variance request to allow the 2:1 slope. Staff recommends approval of the variance request to allow the detention pond to exceed the maximum water surface storage elevation for the stormwater detention ponds. July 20, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-JJJJJJJJ 11 PLANNING COMMISSION ACTION: (JULY 20, 2017) The applicant was present. There were registered objectors present. Staff presented a recommendation deferral of the item to the August 31, 2017, public hearing. 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. July 20, 2017 ITEM NO.: 2 FILE NO.: S-1073-K NAME: Arkansas Systems Lots 4A – 4D Preliminary Plat LOCATION: Located on the Southeast corner of Arkansas Systems Drive and Chenal Parkway DEVELOPER: John Flake and Hank Kelley 425 West Capitol Avenue, Suite 300 Little Rock, AR 72201 SURVEYOR: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 5.12-acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT:19 - Chenal CENSUS TRACT: 42.13 CURRENT ZONING: C-3, General Commercial District VARIANCE/WAIVERS: 1. A variance from the Land Alteration Ordinance to allow grading of the entire site with the development of the first lot. 2. A variance from Sections 30-43 and 31-210 to allow the drive on Arkansas Systems Drive nearer the property line than typically allowed per ordinance. BACKGROUND: On December 21, 1998, the Board of Adjustment reviewed and approved a request to allow a variance from the floodway/floodplain restrictions of Chapter 8 and 36 to perm it construction of a parking lot in the floodway for Lots 4 and 5 of the Arkansas Systems Office Park Addition. The applicant proposed construction of an office building on Lot 5, which has been constructed. The applicant proposed to contain the drainage in underground culverts and to utilize the area designated as floodway for parking and driveways. As a condition of approval, the applicant was required to provide CORPS approval of hydraulic calculations containing the 100 -year floodway in the proposed underground structure, conditional letter of approval from FEMA, parking lot elevation to allow storm events above the 100 year to pass without endangering the building and July 20, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1073-K 2 dedication of a drainage easement to contain the floodway. No development was proposed for Lot 4 and the site remains undeveloped. Ordinance No. 19,578 adopted by the Little Rock Board of Directors on August 15, 2006, rezoned the site from O-2, Office and Institutional District to PCD, Planned Commercial Development. The approval allowed the development of this 5.11 acre tract with a two (2) lot plat and the construction of a branch bank facility and a three (3) story mixed use building on the individual lots through a Planned Office Development. The office building was proposed for Lot 4A consisting of a total of 60,750 square feet of space with 20,250 square feet of potential retail space, all retail space was contained on the first floor and 40,500 square feet of office space. A total of 213 parking spaces were proposed to serve the office building. Lot 4B was proposed for the branch bank facility with a total of 2,600 square feet of space and 47 parking spaces. Cross access and parking would be provided between the two (2) lots. Ordinance No. 20,821 adopted by the Litt le Rock Board of Directors on December 17, 2013, allowed a revision to the previously approved PCD (Z-6015-A). The approval allowed the creation of a two (2) lot plat. An office building was approved for one lot and a small restaurant with drive through service was proposed for the second lot. The two (2) lots were to share a common drive and parking area. All driveways on the site were to be included in a cross access easement. Lot 4A was proposed containing 3.7-acres, 184 parking spaces, 18,375 square feet of building coverage and a maximum of three (3) stories and 55,125 square feet of building area. The site plan included the option for placement of a pick -up window on the eastern end of the building. Lot 4B was proposed containing 1.4 -acres, 67 parking spaces and 4,300 square feet of building area. The use was proposed as a restaurant with drive through service. The applicant requested a waiver of the screening requirement for the order menu boards. The uses proposed for the development were as follows: All permitted uses identified within the C-3, General Commercial Zoning District and the following additional items - Food store under five thousand (5,000) square feet of gross floor area, with the sale of beer or wine, private club with dining or bar service, hospital, medical clinic with ambulatory service. The proposal excluded the following uses: Animal clinic (enclosed), Auto parts and accessories, Cabinet and woodwork shop, College dormitory, College fraternity or sorority, Convenience food store with gas pumps, Convent or monastery, Job printing, lithographer, printing or blueprinting, Taxidermist. The maximum commercial proposed is limited to 18,375 square feet located on Lot 4A. The redevelopment of the site has not occurred. Ordinance No. 21,103 adopted by the Little Rock Board of Directors on October 5, 2015, allowed a revision to the proposed development plan. The project included two (2) lots. The uses proposed for the development were as follows: All permitted uses July 20, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1073-K 3 identified within the C-3, General Commercial Zoning District and the following additional items - Food store under five thousand (5,000) square feet of gross floor area, with the sale of beer or wine, private club with dining or bar service, hospital, medical clinic with ambulatory service. The propos al excluded the following uses: Animal clinic (enclosed), Auto parts and accessories, Cabinet and woodwork shop, College dormitory, College fraternity or sorority, Convenience food store with gas pumps, Convent or monastery, Job printing, lithographer, printing or blueprinting, Taxidermist. Lot 4A was proposed containing 3.3 -acres with 18,375 square feet of building coverage and a maximum building area of 55,125 square feet. The building was proposed with one (1), two (2) or three (3) stories in height. The plan indicated 178 parking spaces. The commercial uses were not to exceed the area of the first floor. A portion of Lot 4A was proposed with the potential for restaurant space. The mix of uses would not exceed the available parking on the site. The development of Lot 4B was proposed with 1.4-acres and a 4,300 square foot building with a drive-through window. The plan indicated 67 parking spaces. The applicant indicated the building on Lot 4B as a restaurant with drive-through service or as a sit-down restaurant with exterior dining. If the lot was developed without the drive-through window the building area proposed was 7,800 square feet with 98 parking spaces. The request included a variance from Section 36-341 to allow vehicle parking over the box culvert and in the floodway. The request also included a variance from the City’s Land Alteration Ordinance to allow grading of the entire site with construction of the proposed box culvert and creek relocation, as per an approved 404 permit. The request included a variance from Sections 30-43 and 31-210 to allow the drive on Arkansas Systems Drive nearer the property line than typically allowed per ordinance. None of the previously described planned developments occurred and the project remains undeveloped. Ordinance No. 21,223 adopted by the Little Rock Board of Directors on May 3, 2016, revoked the PCD, Planned Commercial Development Zoning District, and rezoned the property to C-3, General Commercial District. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The project contains approximately 5.12 -acres and is located at the southeast corner of Chenal Parkway and Arkansas Systems Drive. The property is currently zoned C-3, General Commercial District and is undeveloped. This application is proposing to create four (4) parcels, three (3) fronting Chenal Parkway and one (1) fronting on Arkansas Systems Drive. The applicant is July 20, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1073-K 4 proposing a variance from the City’s Land Alteration Ordinance to allow the completion of the site grading for the entire plat area with the channelization of the creek and the extension of the existing box culvert. The request also includes a variance from the Master Street Plan and the Subdivision Ordinance to allow the drive on Arkansas Systems Drive nearer the property line than typically allowed. B. EXISTING CONDITIONS: The site is a partially wooded site located at the southeast corner of Arkansas Systems Drive and Chenal Parkway. This area has deve loped as an office complex with a retail center located to the south. The area to the northwest is a C-2 zoned site currently developing as a shopping center. To the west of the site is vacant property developed as the Promenade Shopping Center. Further west is property developing as St. Vincent’s West Medical campus. C. NEIGHBORHOOD COMMENTS: All abutting property owners along with the Villages of Wellington Property Owners Association and the Parkway Place 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 principal arterial. Dedication of right-of-way to 55-feet from centerline will be required. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Sidewalks should be installed along Chenal Parkway. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. Is advanced grading requested to occur on the site for future phases with construction of Phase 1? 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. July 20, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1073-K 5 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 8. The existing curb along Arkansas Systems Drive and the median at Chenal Parkway has been painted red and signed as a "Fire Lane". No records show the public street functions as a fire lane. The paint should be removed. 9. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 10. The minimum Finish Floor elevation of at least one (1) foot above the proposed base flood elevation is required to be shown on plat and grading plans for Lot 4A, 4B, 4C, and 4D. At time of construction and prior to issuance of the final certificate of occupancy, an elevation certificate will be required to be provided. 11. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 12. The base flood elevations show to be below the bottom of the ditch. The majority of the channel adjacent to and within the subject property shows to be in the floodplain with the channel upstream of Arkansas Systems Drive shown to be in the floodway. Prior to issuance of a grading permit, a "No Rise Certification" based on the proposed conditions must be provided to staff for review and approval. 13. Per City code, Section 36-341, vehicle parking is restricted from being provided in the floodway. 14. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 15. Design plans for piping system must be submitted to staff for approval prior to issuance of a grading permit. The proposed piping must be placed within a drainage easement. 16. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Greg Simmons, Traffic Engineering 501.379.1813 or gsimmons@littlerock.gov for more information. Streetlights do not appear to be installed along Arkansas Systems Drive. July 20, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1073-K 6 17. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the proposed driveway intersection(s) comply with 2004 AASHTO Green Book standards. 18. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. A variance must be requested for the proposed Arkansas Systems Drive driveway. Driveway spacing on collector streets are 250 feet between driveways and intersections and 125 f eet from side property lines. 19. Is an additional access proposed for lot 4C? E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer main extension required with easements if new sewer service is required for this project (4D). Existing sewer easement(s) must be retained. Contact Little Rock Water Reclamation Authority 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. There are existing three phase, underground power lines running along the western side of Chenal Parkway and along the northern side of Arkansas Systems Drive which might be used to feed the proposed development. 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 re quired. 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 addi tional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas July 20, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1073-K 7 Department of Health Engineering Division and the Little Rock Fire Department is required. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water regarding the size and location of the water meter. 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 require d. 9. The development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: 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. July 20, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1073-K 8 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 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. 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 apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 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. July 20, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1073-K 9 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. 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. 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: No comment. Rock Region Metro: Location is not currently served by METRO but is in our long range plans. We recommend removing the curb cut to Lot 4 B from the Chenal Parkway road frontage. One way exit/entry diverted drives are routinely ignored by drivers and very hard to enforce. There are two other extremely close existing access drives to this lot less than 300’-0” from the proposed curb-cut and a marked access easement across lot 4A. Lastly the pedestrian way along the street front is interrupted creating a barrier for those with disabilities. Traffic merging from the inconstantly controlled exit has potential for a safety hazard to pedestrians. Excessive curb -cuts on the parkway road frontage with higher travel speed impede bus operations. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. July 20, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1073-K 10 Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 28, 2017) Mr. Tim Daters and Mr. Hank Kelly were present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff questioned the proposed phasing for the new lots. Staff also requested Mr. Daters provide the names of owners of all abutting lands. Public Works comments were addressed. Staff questioned if the request included a variance from the Land Alteration Ordinance to allow grading of the entire area with the development of the first lot. Staff also questioned the access to proposed Lot 4C. Staff stated a grading permit was required prior to any land development. Staff stated the driveway locations would require a variance from the various City ordinances to allow the placement as proposed. Staff requested the applicant provide a sketch grading and drainage plan. Rock Region Metro comments were addressed. Staff stated the driveway on Chenal Parkway created a conflict for pedestrians and for transit service. Staff recommended limiting the number of driveways on Chenal Parkway. Mr. Daters stated there were only two (2) drives on Chenal Parkway within a 1,500 -foot span. He stated the drive was needed to provide access to the proposed lots and allow for cross access through the future development. 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 the technical issues associated with the request raised at the June 28, 2017, Subdivision Committee meeting. The revised preliminary includes the names of owners of the abutting tracts and lots. The applicant has also indicated the lots will be final platted based on market demand. The request is for preliminary plat approval to allow the creation of four (4) lots from a parcel containing 5.12-acres located at the southeast corner of Chenal Parkway and Arkansas Systems Drive. The property is zoned C-3, General July 20, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1073-K 11 Commercial District. Of the four (4) parcels, three (3) are proposed fronting Chenal Parkway and one (1) fronting on Arkansas Systems Drive. T he lots are proposed with an average lot size of 160 -feet by 250-feet with a minimum lot size of 0.98-acres. The lots are proposed with shared access and access easements to limit the number of driveways onto the abutting streets. The request also includes a variance from the City’s Land Alteration Ordinance to allow grading of the entire site with construction of the proposed box culvert and creek relocation upon approval from FEMA of a required 404 permit. The applicant has stated grading of the entire site is necessary to allow the site to balance and eliminate the need for moving material to and from the site at the time of construction of the buildings. The request includes a variance from Sections 30 -43 and 31-210 to allow the drive on Arkansas Systems Drive nearer the property line than typically allowed per ordinance. The ordinance typically requires driveways to be a minimum of 150-feet from the property line. The drive as indicated is 10 -feet from the property line. Staff is supportive of the driveway and the placement due to the location of other drives on Arkansas Systems Drive and staff does not feel there will be any conflicting movements from adjacent properties if constructed as proposed. Staff is supportive of the request. The plat as proposed complies with the typical development standards of the C-3, General Commercial District zoning criteria. Although there are variances associated with the plat request staff does not feel the variances will significantly impact this development or the area. 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. Staff recommends approval of the following variance requests: 1. A variance from the City’s Land Alteration Ordinance to allow grading of the entire site with construction of the proposed box culvert and creek relocation upon approval from FEMA of a required 404 permit. 2. A variance from Sections 30-43 and 31-210 to allow the drive on Arkansas Systems Drive nearer the property line than typically allowed per ordinance. July 20, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1073-K 12 PLANNING COMMISSION ACTION: (JULY 20, 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 following variance requests: 1. A variance from the City’s Land Alteration Ordinance to allow grading of the entire site with construction of the proposed box culvert and creek relocation upon approval from FEMA of a required 404 permit. 2. A variance from Sections 30-43 and 31-210 to allow the drive on Arkansas Systems Drive nearer the property line than typically allowed per ordinance. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. July 20, 2017 ITEM NO.: 3 FILE NO.: S-293-A NAME: Waterford Apartments Revised Subdivision Site Plan Review LOCATION: Located at 701 Green Mountain Drive DEVELOPER: Arkansas Sign and Neon 8225 Distribution Drive Little Rock, AR 72209 AREA: 13 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 4 PLANNING DISTRICT: 2 – Rodney Parham CENSUS TRACT: 22.09 CURRENT ZONING: MF-24, Multi-family 24-units per acre VARIANCE/WAIVERS: A variance from Section 36-552 to allow an increase in the height and sign area for the existing multi-family development. BACKGROUND: On January 25, 1983, the Little Rock Planning Commission approved the Shadow Mountain Subdivision Preliminary Plat and Site Plan Review for the Shadow Mountain apartment development. The plan proposed 20 buildings with a total of 256 units. The plan indicated two (2) service buildings and pool areas. The request included a variance for sidewalk placement along both Shackleford Road and Green Mountain Drive. The applicant was to construct sidewalks along the frontage of Green Mountain Drive. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The Waterford Apartment development is requesting a revision to their previously approved signage plan. The development was approved with signage as allowed in multi-family zones or a maximum of six (6) feet in height and 24 square feet in sign area. The current proposal will allow the sign to be placed on a 36-inch base 120-inches in length. The plan includes a cascading water feature placed on top of the base with a maximum height of 102 -inches. The sign lettering is proposed 84-inches in height and 36-inches in width. The overall height of the sign is 11-feet 6-inches with the base being 10-feet in length. July 20, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-293-A 2 The applicant is also proposing the placement of a second sign at the northern driveway entrance to the development. The sign is indicated with a 24 -inch high base 48-inches in length. The sign area is 36-inches wide and 84-inches high. B. EXISTING CONDITIONS: The site is fully developed with the multi-family apartments. Within the area there are both apartments, condos and property owned as a horizontal property regime. South of the site is the Bristol Commons HPR and west of the site is Green Mountain Condo HPR. There are single-family homes located to the southeast, east and north of the site. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Walnut Valley Property Owners Association and the Woodland Hills/Aspen Highland Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Due to a concern for the sufficient sight distance, show on the plan the distance of the proposed sign from the access ramp curb cut at the south driveway? E. SUBDIVISION COMMITTEE COMMENT: (June 28, 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 they would work with the applicant to resolve any concerns prior to the item being forwarded to the Commission for final action. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. F. ANALYSIS: There were few outstanding technical issues associated with the request in need of addressing related to the site plan. The request is a revision to their previously approved signage plan. The request includes a variance from Section 36 -552 to allow an increase in the height and sign area for two (2) sign lo cations to serve an existing multi-family development. The development was approved with signage as allowed in multi-family zones or a maximum of six (6) feet in height and 24 square feet in sign area. The zoning ordinance states the height of a sign July 20, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-293-A 3 is measured as the vertical distance measured from the highest point of the sign, including decorate embellishments to the grade of the adjacent street or the surface grade beneath the sign, whichever is less. Sign area is defined as that area enclosed by one (1) continuous line connecting the extreme points or edge of a sign. The area shall be determined using the largest sign area or silhouette visible at any one (1) time from any one (1) point. This area does not include the main supporting sign structure but all other ornamental attachments, inner connecting links, etc., which are not a part of the main supports of the sign, are to be included in determining sign area. The current proposal is to allow the sign to be placed on a 36 -inch base 120-inches in length. The plan includes a cascading water feature placed on top of the base with a maximum height of 102 -inches. The sign lettering is proposed 84-inches in height and 36-inches in width. The overall height of the sign is 11-feet 6-inches with the base being 10-feet in length for a total sign area of 115 square feet. The applicant is also proposing the placement of a second sign at the northern driveway entrance to the development. The sign is indicated with a 24 -inch high base 48-inches in length. The sign face with the lettering is 36 -inches wide and 84-inches high. The total height is nine (9) feet and the overall width is three (3) feet and a total sign area of 27 square feet. The applicant has not provided staff with detailed drawing of the proposed sign including the location and placement related to the abutting street. Staff recommends prior to the issuance of a sign permit the applicant provide to traffic engineering detailed drawings of the sign with regard to placement and location and the applicant work with traffic engineering to determine the best placement to eliminate any potential sight distance concerns and visual barriers for motorist from the placement of the new sign. Staff is supportive of the request. To staf f’s knowledge there are no remaining outstanding technical issues associated with the request. The signs are proposed with architectural enhancements which has become common around the City and with this type development. G. STAFF RECOMMENDATION: Staff recommends approval of the request subject to the applicant providing to traffic engineering detailed drawings of the sign location and dimensions for approval prior to the issuance of a sign permit. July 20, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-293-A 4 Staff recommends approval of a variance from Sec tion 36-552 to allow an increase in the height and sign area for the two (2) signs to serve the existing multi-family development. PLANNING COMMISSION ACTION: (JULY 20, 2017) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had failed to provide proper notice of the request before the Commission. Staff stated in addition the notice was not provided in a timely manner. Staff presented a recommendation of deferral of the item to th e August 31, 2017, public hearing to allow the proper notice to be provided to the property owners. 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. July 20, 2017 ITEM NO.: 4 FILE NO.: Z-4411-O NAME: Lot 3A Pleasant Ridge Town Center Revised PCD LOCATION: Located at 11525 Cantrell Road DEVELOPER: Arkansas Sign and Neon 8225 Distribution Drive Little Rock, AR 72209 AREA: 0.68-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 4 PLANNING DISTRICT: 1 – River Mountain CENSUS TRACT: 42.15 CURRENT ZONING: Revised PCD ALLOWED USES: Shopping Center – C-2, Shopping Center District uses PROPOSED ZONING: Revised PCD PROPOSED USE: Allow a revision to the signage plan for the Chick-fil-A restaurant VARIANCE/WAIVERS: None requested. BACKGROUND: On October 15, 2009, the Little Rock Planning Commission approved a request to allow the placement of an additional wall sign for the Chick-fil-A restaurant. The Little Rock Board of Directors denied this request at their November 17, 2009, public hearing. Subsequent revision to the signage plan for the three (3) lease parcels for the two (2) eastern lots have been approved by the Little Rock Board of Directors which have allowed building signage on two (2) sides of each of the buildings. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The site located at 11525 Cantrell Road is developed with a Chick-fil-A. The previously approved signage plan allowed for the placement of a ground mounted monument sign within the front yard area not to exceed six (6) feet in height and seventy-two (72) square feet in area and building signage on the front façade abutting Cantrell Road not to exceed ten (10) percent of the total façade July 20, 2017 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-4411-O 2 area. The developers are requesting the allowance of additional signage on the building to include signage on the western facade. The western façade abuts an access drive entering the shopping center and is l ocated over the drive-through pick-up window. B. EXISTING CONDITIONS: The site is developed with a shopping center with three (3) out -parcels/lease parcels located along Cantrell Road. The western most lease parcel is developed with Chick-fil-A. The two (2) eastern lots are developed with a furniture store and a restaurant. Also located in the immediate area are a number of restaurants, two (2) convenience stores, banks and office buildings, a drycleaners, a liquor store and a City of Little Rock Fire station. North of the site, across Cantrell Road, is the Walton Heights Subdivision. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Walton Heights/Candlewood Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. SUBDIVISION COMMITTEE COMMENT: (June 28, 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 they would work with the applicant to resolve any concerns prior to the item being forwarded to the Commission for final action. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. F. ANALYSIS: There were no outstanding technical issues in need of addressing related to the site plan raised at the June 28, 2017, Subdivision Committee meeting. The applicant is seeking approval of a revision to the previously approved signage plan for Chick-fil-A located in the Pleasant Ridge Town Center Shopping Center. The currently approved signage plan allows the placement of a ground mounted monument sign within the front yard area not to exceed six (6) feet in height and July 20, 2017 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-4411-O 3 seventy-two (72) square feet in area and building signage on the front façade abutting Cantrell Road not to exceed ten (10) percent of the total façade area. These two (2) signs are in place and comply with the approved signage plan. The current request is to allow an additional sign on the buildings western facade. The western façade abuts an access drive entering the shopping center and is located over the drive-through pick-up window. The sign is indicated three (3) feet in height and six feet three inches (6’ 3”) in length for eighteen (18) square feet in sign area. Section 36-557 of the Little Rock Code of Ordinances states all on-premises wall signs must face a required street frontage except in complexes where a sign without street frontage would be the only means of identification for a tenant . Although the development would typically allow the placement of wall signs on the sides and rears of the building this lot is located with street frontage and was approved with a wall sign along Cantrell Road. Staff is supportive of the applicant’s request. There are other businesses located within this shopping center which have been allowed the placement of two (2) wall signs. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff does not feel the placement of the additional wall sign will have any significant impact on this development or on the abutting street. G. STAFF RECOMMENDATION: Staff recommends approval of the request to allow the placement of an additional wall sign on the existing Chick-fil-A building. PLANNING COMMISSION ACTION: (JULY 20, 2017) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of app roval of the request to allow the placement of an additional wall sign on the existing Chick -fil-A building. There was no further discussion. The item was placed on the conse nt agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. July 20, 2017 ITEM NO.: 5 FILE NO.: Z-5099-H NAME: Northwest Territory Short-form PD-C LOCATION: Located on the Northeast corner of Cantrell Road and the Divide Parkway DEVELOPER: VCC 216 Louisiana Street Little Rock, AR 72201 AREA: 1.08-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.05 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-C PROPOSED USE: Allow the placement of a subdivision identification sign on the parcel VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing the placement of a subdivision identification sign at the northeast corner of Cantrell Road and the Divide Parkway. The sign is proposed 48.5-feet in length and 4.5-feet in height. The sign is indicated with the subdivision name, the Divide, where the City ends and the Country begins. The lettering is indicated 50-inches tall and 182.25-inches in length. The base area for the lettering is indicated 16-feet wide and 4.5-feet tall. There are two (2) additional lettered panels on the sign base to allow for advertisement of the businesses within the subdivision. Each of the panels are indicated 9 -feet wide and 4.5-feet tall. The lettering is indicated 22 -inches in height and 96-inches wide. July 20, 2017 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-5099-H 2 B. EXISTING CONDITIONS: This site contains an electrical transmission tower and overhead power lines. The sign has been constructed on the site and the lettering is in place. There is a private school located to the northeast of this site and the Chenal Pointe Apartments are located to the northwest of the site. There is undeveloped commercially zoned property to the west of the site with Cantrell Road frontage. To the south of the site is a big box retailer and a church. To the southeast is a single-family subdivision, Bishop Place. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Aberdeen Court Property Owners Association and the Maywood Manor Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC W ORKS CONDITIONS: No comment. E. SUBDIVISION COMMITTEE COMMENT: (June 28, 2017) The applicant was not present. Staff presented an overview of the item stating there were no outstanding technical issues associated with the request. Staf f stated they would work with the applicant to resolve any concerns prior to the item being forwarded to the Commission for final action. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. F. ANALYSIS: There were no outstanding technical issues in need of addressing related to the proposed site plan. The applicant is requesting a rezoning of the site from R -2, Single-family to PD-C, Planned Development Commercial, to allow the placement of a subdivision identification sign at the northeast corner of Cantrell Road and the Divide Parkway. Section 36-551, signs allowed in one (1) and two (2) family zones allows one (1) subdivision identification sign per major entrance as dete rmined by the Director of Planning and Development shall be permitted per neighborhood or subdivision, not to exceed thirty-two (32) square feet in area and six (6) feet in height. The sign is indicated with a sign area which exceeds the typical July 20, 2017 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-5099-H 3 development standard for a subdivision identification sign. The site is also located within the Highway 10 Design Overlay District which has development criteria related to signage. Section 36-346 states signage shall comply with the provisions of Article X Chapter 36, except as follows: Commercial Development signage and Commercial Building signage. This proposed sign does not fall within this criteria. The sign is proposed 48.5-feet in length and 4.5-feet in height. The sign is indicated with the subdivision name, the Divide, where the City ends and the Country begins. The lettering is indicated 50-inches tall and 182.25-inches in length. The base area for the lettering is indicated 16 -feet wide and 4.5-feet tall. There are two (2) additional lettered panels on the sign base to allow for advertisement of the businesses within the subdivision. Each of the panels are indicated 9-feet wide and 4.5-feet tall. The lettering is indicated 22-inches in height and 96-inches wide. Staff is supportive of the applicant’s request. The applicant is seeking approval to allow the placement of a subdivision identification sign which exceeds the sign area typically allowed. The sign is proposed to identify several 100 -acres and not a neighborhood as is typical with subdivision signs. To staff’s knowledge there are no outstanding technical issues associated with the request. Staff feels the sign as proposed is appropriate for this location. G. STAFF RECOMMENDATION: Staff recommends approval of the request to allow the rezoning of this site from R-2, Single-family to PD-C, Planned Development Commercial, to allow the placement of a subdivision identification sign to serve the Northwest Territory Subdivision. PLANNING COMMISSION ACTION: (JULY 20, 2017) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request to allow the rezoning of this site from R-2, Single-family to PD-C, Planned Development Commercial, to allow the placement of a subdivision identification sign to serve the Northwest Territory 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. July 20, 2017 ITEM NO.: 6 FILE NO.: Z-5817-I NAME: 15000 Cantrell Road Short-form PD-C LOCATION: Located at 15000 Cantrell Road DEVELOPER: Rector Phillips Morse 1501 N. University Avenue, Suite Little Rock, AR 72207 SURVEYOR: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.53-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 1- River Mountain CENSUS TRACT: 42.12 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family PROPOSED ZONING: PD-C PROPOSED USE: Restaurant VARIANCE/WAIVERS: None requested. The applicant submitted a request dated July 5, 2017, requested deferral of this item to the August 31, 2017, public hearing. PLANNING COMMISSION ACTION: (JULY 20, 2017) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated July 5, 2017, requested deferral of this item to the August 31, 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 9 ayes, 0 noes and 2 absent. July 20, 2017 ITEM NO.: 7 FILE NO.: Z-6120-Q NAME: Landmark Apartments Revised Long-form PD-R and Land Alteration Variance Request LOCATION: Located at 16000 Rushmore Avenue DEVELOPER: Landmark Apartments LLC 216 Louisiana Street Little Rock, AR 72201 SURVEYOR: Heiple + Wiedower Architects PLLC 319 President Clinton Avenue, Suite 201 Little Rock, AR 72201 AREA: 13.5-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 6 PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.07 CURRENT ZONING: PD-R ALLOWED USES: Multi-family; 16.57 units per acre PROPOSED ZONING: Revised PD-R PROPOSED USE: Allow a revision to the approved signage plan and to allow a variance from the City’s Land Alteration Ordinance related to plantings along the retaining walls. VARIANCE/WAIVERS: A variance from the City’s Land Alteration Ordinance to allow a reduction in the plantings along the retaining walls. BACKGROUND: On June 20, 1996, the Planning Commission approved a proposal to rezone 42.58+ acres from R-2, Single-family to MF-12, Multi-family. The rezoning request was associated with Capitol Lakes Estates preliminary plat, a 190 + acre development (File No. S-1100). The property shown for Multi-family was located in two (2) tracts lying on either side of the proposed realignment of Cooper Orbit Road (Rushmore July 20, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6120-Q 2 Avenue), south of a proposed minor arterial street (Capitol Hills Boulevard). The application was the third version of proposed multi -family zoning associated with Capitol Lakes Estates. The first version consisted of a proposal to zone 31+ acres at the southeast corner of the Capitol Lakes Estates Plat from R-2, Single-family to MF-18. Staff was not supportive of the proposed density and the application drew opposition from the residents of Spring Valley Manor Subdivision, which is adjacent to the south. The applicant at the Planning Commission Public Hearing later withdrew the application. The second version consisted of a proposal to zone 33.8+ acres at the intersection of the realigned Cooper Orbit Road and an as yet unnamed minor arterial street (Capitol Hills Boulevard) from R-2, Single-family to MF-12. The proposed multi-family property was in two (2) tracts, a 27+-acre tract lying south of the arterial street (Capitol Hills Boulevard) and a 7+-acre tract lying north of the arterial. The multi-family property was moved well north of the Spring Valley Manor Subdivision and residents of that neighborhood supported this version. Staff was also able to recommend approval of the application. The density had been reduced from MF-18 to MF-12. The proposed Multi-family property was basically within the body of the Capitol Lakes Estates plat with only a perimeter relationship to the Oasis Renewal Center on the collector street (Rushmore Avenue) and an arterial street (Capitol Hills Boulevard). There was some opposition to this proposal from the Oasis Renewal Center. The Planning Commission voted to approve this application on April 25, 1996. The applicant continued to work with the Oasis Renewal Center with their concern of locating the 7+ acres of Multi-family property adjacent to their site. After reaching a compromise with the Oasis Center, the applicant withdrew this second application from the Board of Directors’ agenda and filed a third version of the proposed rezoning request. The third version consisted of a proposa l to zone 42.58+ acres on either side of the proposed realignment of Cooper Orbit Road (Rushmore Avenue) from R -2, Single- family to MF-12. The proposed Multi-family property was in two (2) tracts on either side of the new alignment of Cooper Orbit Road, south of the proposed new arterial street (Capitol Hills Boulevard). The 27+ acre tract lying south of the arterial and west of proposed Cooper Orbit Road is the same as in the second (approved) application. The 7+ acres which was approved on the north side of the arterial (adjacent to the Oasis property) was moved to a point south of the arterial, on the east side of the proposed alignment of Cooper Orbit Road and increased to 14.81 acres. The 7+ acres on the north side of the arterial (adjacent to the Oasis property) was to remain zoned R-2, Single-family and was shown as a “reserved” tract on the Capitol Lakes Estates Preliminary Plat. The Board of Directors adopted Ordinance No. 17,312 rezoning the property from R -2, Single-family to MF-12, with conditions, on November 7, 1996. The conditions were as follows: Any development which occurs on the property described as Tract C, that tract July 20, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6120-Q 3 located on the east side of Rushmore Avenue was to be limited to 125 dwelling units, Three (3) acres within the property described as Tract C was to be dedicated as Open Space and not developed, Capitol Lakes Estates was not to be developed prior to implementation of sanitary sewer service, whether brought about through formation of a new sewer improvement district, expansion or the existing sewer improvement district or some other more feasible cooperative alternative and with respect to that portion of property zoned MF-12 which would front on the newly realigned Cooper Orbit Road, a twenty (20) foot natural buffer was to be maintained along the frontage of the newly aligned Cooper Orbit Road. If it became necessary to regrade the buffer zone, the regraded area within the twenty foot buffer strip was to be replanted to a planting density fifty (50) percent greater than that specified in the Little Rock Landscaping Ordinance. The rezoning contained Tract A, 27.77 acres, from R -2, Single-family to MF-12 and Tract C, 14.81 acres, from R-2, Single-family to MF-12. On July 11, 2002, the Commission reviewed a request to rezone the property on the west side of Rushmore Avenue to Planned Development – Residential to allow the development of a 528-unit apartment complex. The applicant proposed the placement of 904 parking spaces within the development. A separate request was also filed for a property zoned MF-12 and located to the east of the PD-R site. The request to rezone the property to the east from MF-12 to R-2, Single-family was also approved on July 11, 2002. Both Ordinances were approved by the Little Rock Board of Directors at their August 20, 2002 Public Hearing. Ordinance No. 18,729 rezoned the western MF-12 property to PD-R and Ordinance No. 18,728 rezoned the eastern MF -12 site to R-2, single-family. The applicant proposed the PD-R development to be constructed in three phases with 156 units being constructed in Phases One and Two and 216 units in the third and final phase. Capitol Hills Boulevard and Rushmore Avenue have been constructed to allow access to the site as a part of the Phase I p ortion of the PRD, Planned Residential Development. Ordinance No. 18, 898 adopted by the Little Rock Board of Directors on July 15, 2003, approved a revision to allow the creation of a three (3) lot plat following the previously proposed phasing lines. The applicant indicated all three (3) lots would have public street frontage but access to the public streets only located on Lots 1 and 3. Lot 2 would take access through a cross access easement across Lots 1 and 3. The Lots were numbered according to the previous phase lines. The previous drainage and utility plan did not change from the original submission. The Little Rock Board of Directors adopted Ordinance No. 18,963 on October 21, 2003, revising the PD-R to allow the placement of two (2) trash compactors on the site. The applicant indicated a private contractor would service the compactors once a week. The applicant stated with the compactors near the entrance this should allow the driver July 20, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6120-Q 4 easy access and minimal disturbance to the residents in the early morning hours when the compactors were serviced. The development of the Phase 1 portion of the development destroyed the required land use buffer areas previously proposed on the west and south perimeters of Phase 1 (Lot 1). The request included a restoration plan for the buffer areas. The restoration plan included plantings in the area previously designated as the land use buffer area be replanted at double the plantings required by the landscape ordinance. This included the area to the south and the west on Lot 1 of the development. The approval included planting of all trees of three inch caliper and additional 30 -feet of land to the south was to be retained in a conservation easement and the 30 -feet along with the buffer remaining on Lot 2 be combined with a tract designated south of Lot 3 to ensure the buffer would be maintained in the future. On January 29, 2004, the Little Rock Planning Commission reviewed a request by the applicant to phase the construction of Rushmore Avenue at the eastern boundary of the site until Lot 3 was developed. The site was originally approved as a single tract development and was later revised to allow three (3) lots to develop following previously approved phasing lines. The applicant stated since the PD-R for Capitol Hills Apartments was revised to allow the creation of the three lots a deferral of street improvements was customary until the lot abutting the roadway was developed (Lot 3). The applicant withdrew the request from consideration and the roadways were constructed. Ordinance No. 19,277 adopted by the Little Rock Board of Directors on February 17, 2005, allowed a revision to the approved site plan. The applicant proposed a revision to the existing PRD to allow the development of covered parking and a clubhouse with a pool within the Phase II portion of the proposed development. The approved plan indicated covered parking added at various locations throughout the Phases II and III. There was no increase in the number of units proposed for the development. The parking was increased by roughly 60 parking spaces. The phase line on the east side was slightly modified, which was partially the reason for the increase in the number of parking spaces. The remainder of the parking was to be added to the northern portion of the site. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The Phase 1 portion of the development occurred and the remaining area remained undeveloped until construction began on the previously identified Phases 2 and 3 last summer (2016). The developer of the Phase 2 and 3 portions of the development are not the same developer as the previous phase and the Phase 2 and 3 areas are under a different ownership. July 20, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6120-Q 5 The request is to amend the previously approved PD-R, Planned Development Residential, to allow the placement of additional signage. The plan indicates the placement of a ground sign at the entrance drive from Rushmore Avenue. The plan indicates the sign with a maximum height of 5-feet 4-inches. The sign is indicated with 2-foot 2-inch columns and the sign area is indicted 4-feet in height and 8-feet in length. Located on the lower retaining wall the applicant is requesting the placement of a wall sign with lettering Landmark Apartments and directional arrows directing patrons to the main entrance. The lettering is proposed with reverse halo illuminated lighting. The request also includes a variance of the Land Alteration Ordinance (Section 29-190) to eliminate the plantings on the upper bench of the re taining wall. The plantings are required on each of the benches of each retaining wall. The ordinance requires the placement of plantings along the wall, two (2) rows of trees planted 4-feet apart with trees staggered not more than 20-feet on center. The applicant indicates the retaining walls were installed with ten (10) feet between the retaining walls and if the trees are planted in the space between the walls as per the ordinance requirement the geo-fabric that is the structural basis of the lower wall will be compromised and the developer feels the lower wall will be in danger of failing. If the lower wall fails then the upper wall will also be in danger of failing as well. The applicant is proposing to place plant materials, trees and shrubs, on t he lower wall. The applicant is proposing the placement of Green Giant Arborvitae along the wall to screen the upper wall. According to the applicant the trees will grow large enough in a short period of time to provide the desired screening of the upper wall. Shrubs and vines will be placed within the benched area of the upper wall. B. EXISTING CONDITIONS: The site work has been completed for both phases and the first phase of the apartment development is currently under way. The abutting streets have been constructed to Master Street Plan standard as far as roadway widths but the sidewalk along Capitol Hills Boulevard and Rushmore Avenue have not been installed. There are single-family homes located to the north of this site. To the east of the site is undeveloped single-family zoned property. West of the site is the first phase of the previously approved apartment development. July 20, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6120-Q 6 C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Spring Valley Manor Neighborhood Association and the Capitol Lake Estates Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. In addition to the single row of trees, additional plantings and ground cover should be proposed to mask the intensive retaining walls coverage. E. SUBDIVISION COMMITTEE COMMENT: (June 28, 2017) The applicant was present. Staff presented an overview of the development indicating there were two (2) items associated with the request. Staff stated the request included the allowance of additional signage and the allowance of a variance from the City’s Land Alteration Ordinance. Staff stated they felt the sign on the lower retaining wall and the s ign on the upper retaining wall could be combined to allow direction to the office area and to identify the multi-family development. Staff stated they would only support the wall signage in one (1) location. Public Works comments were addressed. Staff stated the request was to not plant vegetation within the upper retaining wall bench area. Staff stated the ordinance required plant materials to be placed on all benches to screen the retaining walls. Staff stated the applicant had indicated if plant materials with deep roots were placed in the area the geo-fabric would be compromised causing the wall to fail. Staff stated they felt the applicant could plant vines within the bench area which would not compromise the geo-fabric. Staff stated they felt the vines should grow up the wall and not cascade over the wall to ensure the wall integrity. Staff requested the applicant provide a landscape plan indicating the proposed plantings. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. F. ANALYSIS: The applicant submitted a landscape plan and a revised signage plan addressing staff’s concerns raised at the June 28, 2017, Subdivision Committee meeting. July 20, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6120-Q 7 The amended signage plan includes a wall sign on the lower retaining wall and a ground sign at the main entrance to the development. The plan indicates the placement of a ground sign at the entrance drive from Rushmore Avenue. The plan indicates the sign with a maxim um height of 5-feet 4-inches. The sign is indicated with 2-foot 2-inch columns and the sign area is indicted 4-feet in height and 8-feet in length. This sign complies with the previously approved ground sign for this location. Located on the lower retaining wall at the intersection of Rushmore Avenue and Capitol Hills Boulevard the applicant is requesting the placement of a sign with lettering Landmark Apartments with directional arrows directing patrons to the main entrance. The lettering is proposed with reverse halo illuminated lighting. The request also includes a variance of the Land Alteration Ordinance (Section 29-190), the plantings required on the benches of each wall. The ordinance requires the placement of plantings along the wall, two (2) rows of trees planted 4-feet apart with trees staggered not more than 20 -feet on center. The applicant indicates the walls were installed ten (10) feet between the retaining walls, and if the trees are planted in the space between the walls as per the typi cal ordinance requirement the geo-fabric that is the structural basis of the lower wall will be compromised and the outer wall will be in danger of failing. If the lower wall fails then the upper wall will also be in danger of failing as well. The applicant is proposing to place plant materials, trees and shrubs, on the lower wall. The applicant is proposing the placement of Green Giant Arborvitae along the wall to screen the upper wall. According to the applicant the trees will grow large enough in a short period of time to provide the desired screening of the upper wall. In addition the applicant is proposing to plant Boston Ivy and dwarf Burford Holly shrubs on the upper wall bench. Staff is supportive of the applicant’s request for the revision to the signage plan. Staff is also supportive of the applicant’s request for the variance from the Land Alteration Ordinance. To staff’s knowledge there are no outstanding technical issues associated with the request. Staff does not feel the allowa nce of the signage as proposed and the plantings on the upper bench of the retaining wall will have an adverse impact on this development or the area. G. STAFF RECOMMENDATION: Staff recommends approval of the request as proposed to allow the p lacement of the wall sign on the retaining wall at the intersection of Rushmore Avenue and Capitol Hills Boulevard and the variance request from the Land Alteration Ordinance to allow the plantings on the upper bench as proposed. July 20, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6120-Q 8 PLANNING COMMISSION ACTION: (JULY 20, 2017) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request as proposed to allow the placement of the wall sign on the retaining wall at the inters ection of Rushmore Avenue and Capitol Hills Boulevard and the variance request from the Land Alteration Ordinance to allow the plantings on the upper bench as proposed. There was no further discussion. The item was placed on the consent agenda and approve d as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. July 20, 2017 ITEM NO.: 8 FILE NO.: Z-6323-X NAME: The Village at Rahling Road Revised long-form PCD LOCATION: Located on the Southwest corner of Rahling Road and Rahling Circle DEVELOPER: Deltic Timber Corporation 7 Chenal Club Circle Little Rock, AR 72223 SURVEYOR: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 6.08 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.15 CURRENT ZONING: PCD ALLOWED USES: C-2, Shopping Center District uses PROPOSED ZONING: Revised PCD PROPOSED USE: C-2, Shopping Center District uses VARIANCE/WAIVERS: A variance from the Land Alteration Ordinance to allow grading of both lots with the development of the first lot. The applicant submitted a request dated July 6, 2017, requesting deferral of this item to the August 31, 2017, public hearing. PLANNING COMMISSION ACTION: (JULY 20, 2017) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated July 6, 2017, requesting deferral of this item to the August 31, 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 9 ayes, 0 noes and 2 absent. July 20, 2017 ITEM NO.: 9 FILE NO.: Z-7218-A NAME: Boyle Building Short-form PCD LOCATION: Located at 500 South Main Street DEVELOPER: Chi Hotel Group LLC 12206 West Markham Street Little Rock, AR 72211 SURVEYOR: Paul Fleming 18 Essay Drive Little Rock, AR 72223 AREA: 0.193-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 5 - Downtown CENSUS TRACT: 44 CURRENT ZONING: UU, Urban Use District ALLOWED USES: Uses as allowed in the Residential, Office, Commercial and Industrial zoning districts – all indoor uses. PROPOSED ZONING: PCD PROPOSED USE: UU, Urban Use District uses and allow multi-family at a density greater than currently allowed in the UU, Urban Use Zoning District. VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning of the site from UU, Urban Use District to PCD, Planned Commercial Development District, to allow the redevelopment of the Boyle Building as a mixed use development. The applicant has indicated the development will potentially include multi-family at a density greater than currently allowed in the UU, Urban Use Zoning District. July 20, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7218-A 2 According to the applicant the building is currently vacant and awaiting revitalization. The planned uses of the Boyle Building include hotel, office, commercial tenants on the ground floor of the structure, and up to 96 apartments. The building will be repurposed and revitalized in a single phase. B. EXISTING CONDITIONS: Renovations on the building have begun but appear to have stopped. The building is a multi-story building (12-stories) built in 1909. This area of Main Street is currently under significant renovation and redevelopment. The Little Rock Technology Park is located to the east of the site on the northeast corner of Capitol Avenue and Main Street and State of Arkansas owned property is located on the southeast corner of Capitol Avenue and Main Street. North of the site, across Capitol Avenue is a surface parking lot. West of the site are office buildings and uses. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Downtown Neighborhood Association and the MacArthur Park 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer available to this site. Capacity fee analysis required. EAD approval required for food service on site. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. A developer has already been in contact with Entergy regarding service and preliminary requirements have been discussed. Service is already being provided to the property via an electrical network vault contained in 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. July 20, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7218-A 3 AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effe ct at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding p rocedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water regarding the size and location of the water meter. 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 Centra l 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 . 9. The development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. July 20, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7218-A 4 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. 5.30’ 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 July 20, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7218-A 5 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. 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.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 July 20, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7218-A 6 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. 9. 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 multiple routes at the core of the transit system. We support the rehabilitation of transit accessible housing and jobs in the downtown core. We recommend the streetscape be modified to create a more pedestrian friendly and accessible bus stop area to accommodate our existing transit stop. Current data for the past 6 month period show 1300+ boards at this location which is significant. 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 Downtown Planning District. The Land Use Plan shows Mixed Use Urban (MXU). The Mixed Use-Urban category provides for a mix of residential, office and commercial uses not only in the same block but also within the same structure. This category is intended for older "urban" areas to allow dissimilar uses to exist, which support each other to create a vital area. Development should reinforce the urban fabric creating a 24 -hour activity area. Using the Planned Zoning District or the Urban Use District, high July 20, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7218-A 7 and moderate density developments that result in a vital (dense) pedestrian oriented area are appropriate. The applicant has applied for rezoning from UU (Urban Use) to PCD (Planned Commercial District) to allow UU, Urban Use District uses and to allow Multi-family at a density greater than typically allow per UU (Urban use) District. Master Street Plan: North of the properties is West Capitol Avenue it is shown as a local street on the Master Street Plan. East of the Property is South Main Street and is it shown as a Minor 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. 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 shou ld be limited to minimize negative effects of traffic and pedestrians on South Main Street since it is a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class III Bike Route shown on South Main Street. 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 Little Rock Zoning Ordinance, Section 36-342.1, UU Urban Use District and the City’s landscape and buffer ordinance requirements. 2. In accordance with the UU zoning district street trees a minimum of three -inch (3”) caliper will be required. The trees shall be located a minimum of two (2) feet off the back of a curb, placed thirty (30) feet on center and no closer than thirty (30) feet to a street intersection. A water source shall also be provided. The tree canopy shall be maintained at least eight (8) fee t above the sidewalk. A franchise agreement must be obtained from Little Rock Public Works to place landscape materials in the public right-of-way. 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. July 20, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7218-A 8 G. SUBDIVISION COMMITTEE COMMENT: (June 28, 2017) Mr. Jacob Chi was present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff stated any balconies over the public rights of way would require a franchise agreement. Staff stated street trees were required along Capitol Avenue. Staff questioned if there would be a food store, less than 5,000 square feet, selling beer and wine. Public Works comments were addressed. Staff stated any broken curb, gutter or sidewalk that was damaged in the public right of way was to be r epaired prior to the issuance of the certificate of occupancy. Landscaping comments were addressed. Staff stated a water source within 75-feet of the plant materials was required. Staff stated the tree canopy was to be maintained at least eight (8) feet above the sidewalk. Staff stated the placement of the trees in the right of way would require a franchise agreement with the City. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact th e 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 revised comments to staff addressing concerns raised at the June 28, 2017, Subdivision Committee meeting. The applicant is requesting to maintain the UU, Urban Use Zoning District uses as allowable uses for the property. The applicant has indicated any potential restauran t user may have outdoor dining within the public right of way and is requesting to utilize the right of way for outdoor dining. The outdoor dining area would comply with the provision of the UU, Urban Use Zoning District in that the number of seats in the outdoor seating area will not exceed 50 percent of the seats within the eating place, bar or lounge. The applicant has indicated the areas of outdoor dining will fully comply with the ordinance requirements and will not obstruct pedestrian movement, fire lanes or areas designated for access by the physically impaired. Fencing will be placed around the outdoor dining areas as required by the State Alcohol Beverage Control (ABC) rules and regulations. The request includes the allowance of multi-family which may result in a density greater than allowed per the UU, Urban Use Zoning District. The UU, Urban Use Zoning District allows for development of multi-family at a density of 72 units per acre. July 20, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7218-A 9 The applicant is seeking approval of a rezoning from UU, Urban Use District to PCD, Planned Commercial Development District, for the Boyle Building located at 500 South Main Street. The site contains 0.19 -acre and is a 12-story building with 91,000 square feet of floor area. The future uses of the first floors of the property may be a combination of restaurant and/or commercial tenants. The applicant has indicated the upper floors will be designed to allow commercial space, office space or multi-family. The applicant has indicated the number of multi-family units has not been determined. The applicant has indicated the desire would be for the approved PCD to allow tenant amenities such as a gym, theater, conferencing area, party rooms, and a proposed rooftop pool and gathering area for guest should the multi-family development prove the need for such amenities. Within the UU, Urban Use Zoning District no off-street parking is required. The applicant has indicated lighting, will be placed so as to reflect away from adjacent residential structures. The fixtures adjacent to the roadways will be designed to minimize glare to the motoring public. Signage will comply with signage allowed within the UU, Urban Use Zoning District. The applicant does not anticipate the placement of ground signage with the redevelopment of the site. Section 36-342.1 states objects shall not project from the building façade over the public right of way except for awnings, balconies and signs as specified in Section 36-553. Awnings shall not project more than 5 -feet from the building façade and have a minimum clearance of 8-feet above the sidewalk. Balconies over the public right of way shall have a minimum clearance of 9 -feet above the sidewalk. The maximum projection shall be 4 -feet. The applicant has indicated a porte cochere will be added and will project into the right of way. The element will not be attached to the building but will be constructed to not compromise the architectural and historical integrity of the building. The plan includes the placement of a drive lane and a porte cochere within the right of way along Capitol Avenue. The drive lane is proposed 12 -feet wide. The applicant proposes to remove the existing trees along Capitol Avenue in order to facilitate the construction and maintenance of the drive lane. The drive lane is being requested in order to remove valet, parking, and other vehicular traffic from Capitol Avenue to allow traffic to flow in front of the building and not impede traffic. The applicant has indicated the porte cochere may also be utilized if the site is developed entirely as multi-family. Prior to the issuance of a building permit the applicant will need to secure approval from the various utility companies and Public Works staff to ensure proper placement and adeq uate maneuverability can be maintained. July 20, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7218-A 10 Section 36-342.1 states street trees a minimum of three inch caliper shall be required. The trees shall be located a minimum of 2 -feet off the back of curb and 30-feet on center and no closer than 30 -feet to a street intersection with a water source provided. Tree canopy shall be maintained at least 8 -feet above the sidewalk. The City has recently completed a streetscape project in this area along Main Street. The request is to eliminate the street trees alon g West Capitol to allow the placement of the drop-off lane. Staff is supportive of the request. The applicant is seeking approval of the PCD zoning to allow flexibility for the future redevelopment of the site with a mixture of uses including retail, which would allow for restaurant users, office and/or multi-family. The request includes the allowance of an increase in the allowable density of multi-family for the building should the demand for multi -family at the greater density prove to be marketab le. The applicant has indicated tenant amenities such as roof top outdoor activities may be constructed should the future tenants desire these amenities to be provided. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the rezoning request 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 agen da staff report. A franchise agreement will be required for any projections into or use of the public right of way. PLANNING COMMISSION ACTION: (JULY 20, 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 stated a franchise agreement was required for any projections into or use of the public right of way. 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. July 20, 2017 ITEM NO.: 10 FILE NO.: Z-7895-E NAME: J & R Properties Revised Short-form PCD LOCATION: Located at 714 Appianway DEVELOPER: J & R Properties 2710 Kavanaugh Boulevard Little Rock, AR 72205 ENGINEER: GarNat Engineering, LLC P.O. Box 116 Benton, AR 72018 AREA: 0.688 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 9 – I-630 CENSUS TRACT: 48 CURRENT ZONING: PCD ALLOWED USES: Office warehouse PROPOSED ZONING: Revised PCD PROPOSED USE: Allow building expansion and allow an area of outdoor storage of materials. VARIANCE/WAIVERS: None requested. BACKGROUND: Ordinance No. 19,820 adopted by the Little Rock Board of Directors on September 18, 2007, rezoned the property from R-2, Single-family to PCD to allow the development of a site containing 1.29 acres with a restaurant and office use. The proposed development had frontage on Woodrow, West 7 th, Appianway and I-630. The development did not occur and the approved site plan and PCD zoning expired. July 20, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7895-E 2 Ordinance No. 20,769 adopted by the Little Rock Board of Directors on August 27, 2013, allowed a revocation of the PCD zoning which was approved in September 2007, by the adoption of Ordinance No. 19,820 and rezoned this portion as PCD, Planned Commercial Development. The underlying zoning for the lots was R -2, Single-family. The request also included a rezoning of Lots 14 – 17, Block 12 of the Ferndale Addition to the City of Little Rock, Arkansas from the underlying R -2, Single-family zoning to PCD, Planned Commercial Development. The lots fronted on Appianway. The development included the construction of a new warehouse which would be constructed as an addition to a single-family home located on Lot 15. The single-family home would be converted to office space. The floor level of the warehouse was to match the basement level of the existing dwelling. The warehouse was proposed as 60 -feet by 100-feet. The house located on Lot 16 was to be removed with the proposed development. Parking and landscaping were proposed for the site. The home was not removed and is currently occupied as residential. On April 27, 2017, the Little Rock Planning Commission denied a request to allow an amendment to the previously approved PCD, Planned Commercial Development, zoning to allow portions of the site to be used for outdoor storage of materials. The applicant indicates a 10-foot high wood fence would be added to screen the outdoor storage. The fence was proposed 100 percent opaque and landscaping was proposed for screening where necessary. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now requesting to revise the previously approved PCD to allow the existing warehouse to be extended by 30-feet to the south. The original approval allowed the construction of a 60-foot by 98-foot warehouse building. During construction the building was reduced to 60-feet by 84-feet. Upon completion of the addition the warehouse building will be 114 -feet in length. The 60-foot width will not change resulting in a building containing 7,680 square feet. The additional square footage will allow the storage of equipment and building materials inside the building. The applicant is proposing to add a 10 -foot wood fence to screen firewood placed on the site. According to the applicant the firewood is solely for heating the building and is not offered for sale. The wood will be stored under two (2) movable carport type structures. The structures will be placed behind the building which will screen the view from Appianway. B. EXISTING CONDITIONS: The warehouse building has been constructed on the site. Across from the site, on the east side of along Appianway, there are single-family homes backing up to a property zoned PCD which is an office warehouse use. North of the site are single-family homes fronting West 7th Street. On the northwest corner of July 20, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7895-E 3 Appianway and West 7th Street is a restaurant. On the northeast corner is a church which is also a City of Little Rock Alert Cen ter. Appianway is an unimproved narrow street with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Capitol View Stifft Station 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 Appianway Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30-feet from centerline. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Appianway Street including 5-foot sidewalks with the planned development. The new back of curb should be located 15.5 feet from centerline. This was a requirement of the 2013 Building Permit #201308444. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 4. All driveways shall be concrete aprons per City Ordinance. 5. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 6. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 7. Damage to public and private property due to hauling op erations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 8. If the existing stormwater drainage boxes located on the west side of warehouse become obstructed, the covered storage and fence will obstruct the stormwater bypass pathway and possibly damage adjacent properties. July 20, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7895-E 4 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer available to this site. Existing easements must be retained. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. Service is already being provided to this property from the east side of the property 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: No objection. 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 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 July 20, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7895-E 5 height shall have at least two means of fi re 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. 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 access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 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 exce ed 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 app aratus July 20, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7895-E 6 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. 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 received. Rock Region Metro: Location is currently served by route 5 West Markham. We have not objections to the proposed expansion of an existing warehouse. July 20, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7895-E 7 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. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in I-630 Planning District. The Land Use Plan shows Mixed Office and Commercial (MOC). 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 office and commercial .The applicant has applied for a revised PCD (Planned Commercial Development) to allow expansion of an existing warehouse building. Master Street Plan: East of the property is Appianway Street and it is shown as a Local Street on the Master Street Plan. 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. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 3. An irrigation system shall be required for developments of one (1) acre or larger. For developments of less than one (1) acre there shall be a water source within seventy- five (75) feet of the plants to be irrigated. 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. July 20, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7895-E 8 G. SUBDIVISION COMMITTEE COMMENT: (June 28, 2017) The applicant was not 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 they would work with the applicant to resolve any technical issues prior to the item being forwarded to the Commission for final action. 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 revisions necessary to the site plan based on comments raised at the June 28, 2017, Subdivision Committee meeting. The applicant is requesting to revise the previously approved PCD, Planned Commercial Development, to allow the existing warehouse to be extended by 30-feet to the south. The original approval allowed the construction of a 60-foot by 98-foot warehouse building. During construction the building length was reduced to 84-feet. The applicant proposes to include with the new construc tion the 15-feet previously omitted and to add an additional 15-feet. Upon completion the warehouse building will be 114-feet in length with a 60-foot width. The final construction will result in a building containing 7,680 square feet. The additional s quare footage will allow the storage of equipment and building materials inside the building. The site plan indicates additional paving and the placement of six (6) additional parking spaces on the site. The request includes the allowance of two (2) movable carport type structures which are used to store firewood to heat the building. The applicant indicates the firewood is not for sale. The structures are proposed behind the building over an existing drainage easement. The structures are proposed to be screen from Appianway by the placement of a ten (10) foot tall fence. Staff is not supportive of the placement of the structures to cover the firewood. Staff also does not support the placement of the ten (10) foot tall fence. Staff feels all acti vities, including the firewood should be placed within the building. If the structures are removed there is no longer a need for the placement of the ten (10) foot tall fence. Staff is generally supportive of the applicant’s request to allow the buil ding addition and the additional parking as proposed but as noted staff does not support the placement of the outdoor carport type structures to cover the firewood. I. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. July 20, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7895-E 9 PLANNING COMMISSION ACTION: (JULY 20, 2017) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had removed from the request the allowance of the moveable carport structures and the request for the placement of a ten (10) foot fence along the western perimeter of the site. Staff stated based on the removal of the carport structures and the elimination of the ten (10) foot fence they were now supportive of the applicant’s request. Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. 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. July 20, 2017 ITEM NO.: 11 FILE NO.: Z-8643-A NAME: MnK Inc. Short-form PCD LOCATION: Located at 7020 Colonel Glenn Road DEVELOPER: Miguel Ramirez 3519 Sussex Circle Little Rock, AR 72204 SURVEYOR: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 ARCHITECT: Terry Burruss AIA 11912 Kanis Road, Suite F-8 Little Rock, AR 72211 AREA: 1.35-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 6 PLANNING DISTRICT: 10 – Boyle Park CENSUS TRACT: 24.06 CURRENT ZONING: C-3, General Commercial District ALLOWED USES: General retail PROPOSED ZONING: PCD PROPOSED USE: Add an events center as an allowable use VARIANCE/WAIVERS: None requested. The applicant submitted a request dated July 5, 2017, requesting deferral of this item to the August 31, 2017, public hearing. July 20, 2017 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-8643-A 2 PLANNING COMMISSION ACTION: (JULY 20, 2017) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated July 5, 2017, requesting deferral of this item to the August 31, 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 9 ayes, 0 noes and 2 absent. July 20, 2017 ITEM NO.: 12 FILE NO.: Z-9150-A NAME: East Village Revised Short-form PCD LOCATION: Located at 1200 – 1400 East 6th Street DEVELOPER: Sixth and Shall LLC 101 South Spring Street Little Rock, AR 72201 ENGINEER: Cromwell Architects and Engineers 101 South Spring Street Little Rock, AR 72201 AREA: 3.29 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 7 – I-30 CENSUS TRACT: 2 CURRENT ZONING: PCD ALLOWED USES: UU, Urban Use District uses PROPOSED ZONING: Revised PCD PROPOSED USE: Allow a modification to the approved signage plan VARIANCE/WAIVERS: None requested. BACKGROUND: Ordinance No. 21,291 adopted by the Little Rock Board of Directors on September 6, 2016, rezoned the property from UU, Urban Use District and I-3, Heavy Industrial District to PCD, Planned Commercial Development to allow the site to redevelop as a mixed use development and to allow a variation from the Presidential Park Design Overlay District. The applicant proposed the placement of parking adjacent to East 6 th Street. Section 36-419 states no surface parking is allowed along 3rd Street from I-30 east one thousand, one hundred fifty (1,150) feet, 6th Street, Bond Street and College/College Street Extension. Parking structures along these streets must either July 20, 2017 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-9150-A 2 have non-vehicular uses on the first (ground) level or a false facade along the street so as to appear to be a non-vehicular use area. The applicant proposed to utilize the existing building on the northwest corner of East 6th Street and Shall Avenue as lease space. The approval allowed the space to be subdivided into multiple lease tenants as the future dictated to su pport the tenants, additional on street parking on both East 6th Street and Shall Avenue were proposed. Cromwell Architects and Engineers proposed to relocate their corporate offices to the first floor of the building located on the northeast corner of E ast 6th Street and Shall Avenue. In addition, the firm intended to lease approximately 4,000 square feet of the first floor facing Shall Avenue to a retail user likely a restaurant establishment. The plan also included the development of 15 apartments on the second floor for lease. The small parking area located at the southeast corner of the lot was to remain as parking for guests. In addition, the applicant proposed to provide on street parking on Shall Avenue which has historically been used as parking and along East 6th Street. The intent of the development was to create a walkable community with sidewalks along the street edge, curb and gutter, tree wells at regular intervals and on street parking all the way along the north side of East 6th Street. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to amend the previously approved PCD, Planned Commercial Development, to allow a revision to the approved signage plan. The site is located within the Presidential Park Design Overlay District which has specific guidelines for signage. The plan includes the placement of The Paint Factory which is proposed as a wall sign with 20 -inch aluminum channel letters with clear acrylic faces and neon lighting. The sign area is proposed 46-inches in height and 17 -feet in length. The plan also includes the placement of a projecting sign. The sign is proposed of welded aluminum construction with painted or vinyl graphics and red neon illuminated. The sign is proposed with a max imum height of 96-inches. The sign projection is 33.25 -inches from the wall. All other wall signage will comply with the development standards for signage as allowed within the UU, Urban Use Zoning District and the Presidential Park Design Overlay District. The plan also includes the placement of shipping containers to create an identification sign for the East Village. The plan includes the placement of seven (7) shipping containers stacked (20 -feet by 8-feet by 8-feet) to a height of 56-feet with lettering on the top container identifying the area as the East Village. July 20, 2017 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-9150-A 3 The plan also includes the placement of an eight (8) foot tall by 16 -foot wide lighted billboard sign on the top of the west elevation facing Shall Avenue of the building located on the southeast corner of Shall Avenue and East 6 th Street. B. EXISTING CONDITIONS: The property is located in the former manufacturing/warehouse district of the City. This area is changing significantly with the reuse of the former manufacturing buildings with new uses such as microbreweries and Rock Town Distillery. E-stem school has purchased a building to the north of this site and intends to move a portion of their grades to this location. Further north of the site is the President Clinton Presidential Park and Heifer International office building. East 6th Street is a two (2) lane street. There is a sidewalk located on the north side of the street in disrepair. There is curb located along the street, much of which is broken and/or missing. 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: No comment. E. SUBDIVISION COMMITTEE COMMENT: (June 28, 2017) Mr. Dan Fowler was present representing the request. Staff presented an overview of the item stating the request was to amend the approved signage plan for the East Village development. Staff stated there were no technical issues associated with the request. The Commission questioned the proposed use of the shipping containers. Mr. Fowler stated the intent was to stack the containers and place the sign on the top level to be visible from I-30. The Commissioners questioned the finish of the containers. Mr. Fowler stated it would depend on the finishes that could be purchased. The Commissioners questioned access. He stated a ladder would be required to allow access to the top level for service of the signage and lighting. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. July 20, 2017 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-9150-A 4 F. ANALYSIS: The applicant provided staff with a visual representation of the containers proposed and the containers with relation to the adjacent railroad overpass as requested at the June 28, 2017, Subdivision Committee meeting. The request is to amend the previously approved PCD, Planned Commercial Development, for the East Village development to allow a revision to the approved signage plan. The site is located within the Presidential Park Design Overlay District which has specific guidelines for signage. Section 36-420, General sign regulations are to be as per the base zoning classification except for the first two (2) floors where the following are required: (1) Awning valances are appropriate locations for signage, sign area not to exceed six (6) square feet of valance, (2) Neon illumination is permitted if channelized, (3) Letters shall not exceed thirty (30) inches in height, (4) Window signs shall not cover more than twenty- five (25) percent of each glass panel. The plan includes the placement of The Paint Factory wall sign which is proposed 20-inch aluminum channel letters with clear acrylic faces and exposed neon lighting. The sign area is proposed 46 -inches in height and 17-feet in length. The variation is to allow the exposed neon lighting for the sign. The plan also includes the placement of a p rojecting sign. The sign is proposed of welded aluminum construction with painted or vinyl graphics and red exposed neon illumination. The variation is to allow the exposed neon lighting of the sign. The sign is proposed with a maximum height of 96 -inches. The sign projection is 33.25 -inches from the wall. Any projections over the public right of way will require a franchise agreement with the City. All projections must meet a minimum clearance over the sidewalk of eight (8) feet. The plan also includes the placement of shipping containers to create an identification sign for the East Village. The plan includes the placement of seven (7) shipping containers stacked (20 -feet by 8-feet by 8-feet) to a height of 56-feet with lettering on the top co ntainer identifying the area as the East Village. The plan also includes the placement of an eight (8) foot tall by 16 -foot wide lighted billboard sign on the top of the west elevation of the eastern most building facing Shall Avenue. The sign i s proposed to identify businesses within the proposed development. The sign is not proposed as an off -premise billboard advertising sign. July 20, 2017 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-9150-A 5 All other signage will comply with the development standards for signage as allowed within the UU, Urban Use Zo ning District and the Presidential Park Design Overlay District. Staff is supportive of the allowance of the exposed neon. Staff is not supportive of the proposed signage plan as indicated. Staff is not supportive of the applicant’s request for the b illboard or the stacked container sign. The site is located within the UU, Urban Use Zoning District and the Presidential Park Design Overlay District. Staff does not feel the billboard advertisement is suitable for this area. Also within the UU, Urban Use Zoning District, the maximum height allow for signage is six (6) feet with a maximum sign area of 64 square feet. The sign is proposed well in excess of the height typically allowed with a sign area which far exceeds the typical ordinance standard. G. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (JULY 20, 2017) Mr. Dan Fowler was present representing the request. Staff presented the item with a recommendation of denial for the placement of the billboard and the shipping container sign. Staff presented a recommendation of approval for the request to allow the placement of signage with exposed neon. Mr. Fowler yielded his time to the opposition. Ms. Ruth Bell addressed the Commission in opposition to the request. She stated signs were usually used to communicate. She stated the placement of the shipping container sign and the billboard sign did not appear to communicate anything to anyone. She stated the height exceeded the height allowed within most zones. She stated the sign also gave the appearance of being ugly. Mr. Fowler stated the intent was to provide an architectural feature that would provide a sense of place. He stated the goal was to revitalize this area of do wntown and he felt the proposed signage designated the sense of place and added life to the area. He stated the billboard was to be a static feature. He stated it would be a through back to a period of time maybe the 50’s or 60’s when the area was in ful l use. He stated the billboard would not be used to advertise any business just the area of the East Village. There was a general discussion by the Commission concerning the height and the intent of the sign. Mr. Fowler stated the sign was proposed to be visual from the Interstate. He stated the height was needed to be visual from areas outside the July 20, 2017 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-9150-A 6 development area. The Commissioner indicated they felt the container sign and the billboard could be designed in a way that could be supported but felt ad ditional information was needed. Mr. Fowler stated he would amend his application to remove those two (2) elements and only move forward with the exposed neon request. The Chair entertained a motion for approval of the item as amended. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. July 20, 2017 ITEM NO.: 13 FILE NO.: Z-9226 NAME: Wellborn Short-form PD-R LOCATION: Located at 3901 North Lookout DEVELOPER: Junkin Construction Inc. P.O. Box 102 Roland, AR 72135 SURVEYOR: Brooks Surveying Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.40-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 4 – Heights/Hillcrest CENSUS TRACT: 15.01 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: Allow a variation for setback for the front and rear yards for a new garage addition. VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing a rezoning of the site from R -2, Single-family to PD-R, Planned Development Residential to allow the construction of an attached garage onto an existing home located at 3901 North Lookout. The site is located within the Hillcrest Design Overlay District which has specific development criteria related to setbacks. July 20, 2017 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-9226 2 B. EXISTING CONDITIONS: The area is predominately single-family. Allsopp Park is located to the north of this site and there are single-family homes located to the south. The property is a corner lot located along North and South Lookout Roads. There is an alley located along the rear property line of the home. The streets are substandard streets with no sidewalk and open ditches for drainage. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Hillcrest Residents Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer available to this site. Existing easements must be retained. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. Service is already being provided to this property from the alley to the south of the property to the back of the building. Please ensure that proper clearance is maintained between the proposed garage and all overhead po wer lines. 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: No objection. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: No comment. July 20, 2017 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-9226 3 Rock Region Metro: Location is currently served nearby on route 21 Riverdale. We have no objections to the plans as presented. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: This request is located in Heights Hillcrest Planning District. The Land Use Plan shows Residential Low Density (RL) for the application area. 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 (Single Family District) to PDR (Planned Development Residential) to allow the construction of an attached garage. The request is within the Hillcrest Overlay District. Master Street Plan: North of the property is North Lookout Street and it is shown as a Local Street on the Master Street Plan. Plan. 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. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 28, 2017) Mr. Jeff Junkin was present representing the request. Staff presented an overview of the item stating there were no outstanding technical issues associated with the request. Staff state d the site was located within the Hillcrest Design Overlay District and the applicant was seeking approval to allow of the construction of a garage for an existing home which was being constructed with a front and rear yard setback which did not comply wit h the typical development standards of the Hillcrest Overlay. 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. July 20, 2017 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-9226 4 H. ANALYSIS: There were no outstanding technical issues in need of addressing raised at the June 28, 2017, Subdivision Committee meeting. The request is a rezoning of the site from R-2, Single-family to PD-R, Planned Development Residential, to allow the construction of a garage onto an existing home. The site is located within the Hillcrest Design Overlay District which has specific development criteria related to setbacks. The request includes the allowance of fencing, accessory structures, home occupations, etc. as typically allowed within the R-2, Single-family Zoning District. Per the Hillcrest Design Overlay District all setbacks are to comply with the underlying zoning district except the minimum front yard setback for new principal structures or additions to principal structures in the R-2, R-3, and R-4 zoning districts shall be fifteen (15) feet in all instances. The home as currently constructed exceeds the 15-foot front yard setback. The garage addition also exceeds the 15-foot front yard setback. The rear yard setback as currently constructed and the proposed garage addition do not meet the 25 -foot rear yard setback typically required per the R-2, Single-family Zoning District. Staff is supportive of the applicant’s request. Although the new construction encroaches into the rear yard setback the new construction is less of an encroachment than the existing hom e. The site complies with all other criteria of the Hillcrest Design Overlay District with regard to building height, lot coverage and massing. Staff feels the request to allow the placement of the new garage 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: (JULY 20, 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. 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. July 20, 2017 ITEM NO.: 14 FILE NO.: Z-9227 NAME: Gulley Short-form PD-C LOCATION: Located at 23721 Highway 10 DEVELOPER: David Gulley 11511 Garrison Road Little Rock, AR 72223 SURVEYOR: Arrow Surveying P.O. Box 13087 Maumelle, AR 72113 AREA: 5.11-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: N/A PLANNING DISTRICT: 30 – Buzzard Mountain CENSUS TRACT: 42.02 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential and existing contractors office PROPOSED ZONING: PD-C PROPOSED USE: Add the allowance of a building for storage of personal RV’s boats and cars. VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning of the site from R -2, Single-family to PD-C, Planned Development Commercial to recognize an existing contractor’s office and materials storage and to allow the construction of a new storage building to be used by the applicant for storage of his personal RV’s, boats and July 20, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9227 2 cars. Located on the site is an existing single-family home which will be maintained as a residence. The new building is proposed 240-feet in length and 100-feet wide. B. EXISTING CONDITIONS: The site is located outside the City limits but within the City’s Extraterritorial Planning Jurisdiction in which the City exercises zoning and subdivision regulations. The site contains a single-family residence and a contractor’s office. There is a convenience store, a volunteer fire department and a church located to the north of this site. South of the site are single-family homes. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site were notified of the public hearing. There is not an active neighborhood association registered with the City located in this area. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. State 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Water Reclamation Authority: Outside the service boundary. No comment. Entergy: Entergy does not object to this proposal. An existing three phase, power line exists on the north side of Highway 10 and a single phase electrical line exists to the east and west of the property. None of them appear to be in conflict with the proposed plans. The existing structures appear to be served by an underground service line from the front of the property. 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. July 20, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9227 3 Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water regarding the size and location of the water meter. 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. 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. July 20, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9227 4 9. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. 10. The development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: 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 con structed 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. 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 equ ipped throughout with approved automatic sprinkler systems. July 20, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9227 5 d. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 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 t he 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: 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. July 20, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9227 6 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. 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: 1. Provide septic approval for any new building incorporating restrooms. 2. Dedicate additional right of way to comply with City of Little Rock Master Street Plan for a principal arterial. 3. Pulaski County requires 40-foot building setbacks on east and south sides. 4. Property shown bounded by survey does not match description on the property record deed. Any new lots or split lots must be platted. Rock Region Metro: Location is not currently served by METRO and is not in our long range plans at this time. We have no objections to the plans as presented. July 20, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9227 7 F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: This request is located in Buzzard Mountain Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale depending on the trade area that they serve. The applicant has applied for a rezoning from R-2 (Single Family District) to PDC (Planned Development Commercial) to recognize an existing non-residential business, single-family home and allow construction of a storage building for owners’ personal vehicles/ RV’s. The request is within the Highway 10 Overlay District. Master Street Plan: North of the property is Highway 10 and it is shown as a Principal Arterial Street on the Master Street Plan. Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Highway 10 since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I Bike Path is shown along Highway 10. 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). Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 28, 2017) The applicant was not present. Staff presented the item stating they would work with the applicant to resolve any outstanding technical issues associated with the request prior to the Commission acting on the request. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant has provided to staff an updated site plan and preliminary plat to address staff’s concerns related the site development and the subdivision of property. The plat will include the reconfiguration of three (3) existing tracts of land. The applicant is purchasing property from the two (2) property owners to July 20, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9227 8 the south. A portion of the existing parcel will be recombined into each of the two (2) existing tracts. Access easements will be platted to ensure continuous access to the two (2) southern parcels. The two (2) southern parcels will remain zoned R-2, Single-family. The request is to rezone the site from R-2, Single-family to PD-C, Planned Development Commercial to recognize an existing contractor’s office and materials storage, to allow the construction of a new storage building to be used by the applicant for storage of his personal RV’s, boats and cars and to recognize an existing single-family residence located on the property. The new building is proposed 240-feet in length and 100-feet wide. The applicant has indicated the building setbacks and land use buffers typically required by the City and County will be met. The building will be located a minimum of 40-feet from the southern and eastern perimeters of the property. The Highway 10 Design Overlay District typically requires a 40-foot rear yard setback and a 30-foot side yard setback. The land use buffer will be maintained as undisturbed as typically required by the City Zoning Ordinance. The front building setback is more than adequate to meet the 100 -foot building setback typically required per the Highway 10 Design Overlay District. The applicant has indicated should fencing be added i n the future the fence will be a maximum of six (6) feet in height and be constructed of wood, metal or chain link. The applicant has indicated there will not be signage added with the current request. The applicant indicates should signage be added in the future the signage will comply with the Highway 10 Design Overlay District or a maximum of six (6) feet in height and seventy-two (72) square feet in area. The typical hours of operation for the contractor’s office are Monday through Friday from 8:00 am to 5:00 pm. The new construction is not proposed as a business and will not have hours of operation. Staff is supportive of the applicant’s request. The site is indicated as commercial on the City’s Future Land Use Plan. Within this general area there are a number of non-residential uses and zonings. To the east a mini -warehouse development is currently under construction. North of the site is a convenience store and to the east of the site is an office warehouse building. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the rezoning to recognize the existing uses and allow the construction of the new warehouse building for storage of the applicant’s personal vehicles is appropriate. July 20, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9227 9 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: (JULY 20, 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. 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. July 20, 2017 ITEM NO.: 15 FILE NO.: Z-9228 NAME: Combs Short-form PD-C, located at 9010 Hilaro Springs Road LOCATION: Located at 9010 Hilaro Springs Road DEVELOPER: Steve and Sandra Combs 9701 I-30 Little Rock, AR 72209 SURVEYOR: Brooks Surveying Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.36-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 2 PLANNING DISTRICT: 14 – Geyer Springs East CENSUS TRACT: 41.08 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-C PROPOSED USE: C-3, General Commercial District uses VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning of the site from R -2, Single-family to PD-C, Planned Development Commercial, to allow the reuse of the existing commercial building for retail uses. The applicant has indicated there will be no change to the exterior of the building or existing parking. The building was previously used as the applicant’s furniture and appliance store. The building has also been used as a church and daycare center and by community outreach July 20, 2017 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-9228 2 organizations. The request includes the allowance of C-3, General Commercial District uses as allowable uses for the site. B. EXISTING CONDITIONS: The site contains a vacant commercial building located on the west side of Hilaro Springs Road just south of Baseline Road. To the north of the site is Baseline Elementary School. South of the site is a single -family home. Across Hilaro Springs Road is a shopping center which contains the for mer Family Dollar Store and Sawyers Grocery Store, both of which have either moved or closed their business. Hilaro Springs Road is constructed as a two (2) lane road with open ditches for drainage. There are no sidewalks in place along the property frontage. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Upper Baseline Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Hilaro Springs 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. Provide updated survey showing the right-of-way width and centerline adjacent to the subject property. 2. With future site development or expansion, provide the design of street conforming to the Master Street Plan. Construct one -half street improvements to Hilaro Springs Road with the future development. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer available to this site. Existing easements must be retained. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. Service is already being provided to this property from the north and west side of the property 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. July 20, 2017 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-9228 3 Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. 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. 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 23 Baseline Southwest. We have no objection to recognizing these existing uses for the building at this address. F. ISSUES/TECHNICAL/DESIGN: Building Code: (IF) Project is a change in occupancy and is therefore subject to current building code requirements. Review and approval is required by Building Codes Division before occupancy takes place. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724, crichey@littlerock.org or Mark Alderfer at 501.371.4875, malderfer@littlerock.org. NOTE: Contact Fire Marshal Capt. Chris Sanders to coordinate an on -site review. 501.918.3782. July 20, 2017 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-9228 4 If this is not yet a furniture store it is restricted to 2,500 square feet in size or it must have fire sprinkler installations. If it is an existing furniture stor e it can remain a furniture store with no modifications. Planning Division: This request is located in Geyer Springs East Planning District. The Land Use Plan shows Residential Low Density (RL) for the application area. The Residential Low Density category provides for single family homes at densities not to exceed 6 units per acre. Such residential development is typically characterized by conventional single family homes, but may include patio or garden homes and cluster homes, provided that the densit y remain less than 6 units per acre. The applicant has applied for a rezoning from R -2 (Single Family District) to PDC (Planned Development Commercial) to allow C-3, General Commercial District uses as allowable uses. Master Street Plan: East of the property is Hilaro Springs 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 Hilaro Springs 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 th e site. Bicycle Plan: A Class II Bike Lane is shown along Hilaro Springs Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 28, 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 questioned the proposed use of the property. Staff stated there was limited parking on the site and a number of potential uses would not have parking to support their use. Staff questioned the days and hours of operation. Staff also questioned if the site would have a dumpster and if so the proposed location for the dumpster. Public Works comments were addressed. Staff stated right of way dedication to 45-feet from centerline was required with the approval of the rezoning request. Staff stated any future site development would require street improvements to Hilaro Springs Road conforming to the Master Street Plan requirements. Landscaping comments were addressed. Staff stated any future redevelopment of the site would require additional landscaping to be installed. July 20, 2017 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-9228 5 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 the technical issues associated with the request raised at the June 28, 2017, Subdivision Committee meeting. The applicant has indicated the days and hours of operation from 6 am to midnight seven (7) days per week. If a dumpster is located on the site it will be properly screened and the service hours will be limited to 7 am to 6 pm Monday through Friday. The request is a rezoning of the site from R-2, Single-family to PD-C, Planned Development Commercial, to allow the reuse of the existing commercial building for retail uses utilizing C-3, General Commercial District uses as allowable uses. The plan indicates seven (7) parking spaces along the front of the buildi ng and seven (7) spaces along the side of the building. The building contains 9,690 gross square feet of floor area. Parking for a general retail commercial business is typically based on one (1) parking space per 300 gross square feet of floor area. This would result in a typical parking requirement of 32 parking spaces. Parking for a restaurant is based on one (1) to 100 gross square feet of floor area and for a barber/beauty salon the parking is based on one (1) parking space per 200 gross square f eet of floor area. Staff is supportive of allowing the site to be rezoned for commercial uses but staff feels any use of the site must match the parking available on the site. The applicant has not indicated the proposed signage plan. Staff recomme nds all signage comply with signage typically allowed in commercial zones or a ground sign with a maximum height of 36-feet and a maximum sign area of 160 square feet. Building signage is limited to ten (10) percent of the facade which has direct street frontage. Staff is supportive of the applicant’s request. The applicant is requesting approval of a rezoning to allow the reuse of the existing commercial building with uses as allowed in the C-3, General Commercial Zoning District. The applicant has indicated there will be no change to the exterior of the building or existing parking. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the rezoning as proposed is appropriate for the site. July 20, 2017 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-9228 6 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 any future use of the building ma tch the parking available on the site. PLANNING COMMISSION ACTION: (JULY 20, 2017) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of deferral of the item to the August 31, 2017, public hearing. Staff stated the applicant failed to notify property owners as required by the Commission’s By-laws. 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. July 20, 2017 ITEM NO.: 16 FILE NO.: Z-9229 NAME: Boggs Long-form PD-R LOCATION: Located at 11108 Garrison Road DEVELOPER: Tarrie Boggs 124 Valley Ranch Way Little Rock, AR 72223 SURVEYOR: Central Arkansas Engineering 1012 Autumn Road, Suite #2 Little Rock, AR 72211 AREA: 9.99-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: N/A PLANNING DISTRICT: 30 – Buzzard Mountain CENSUS TRACT: 42.02 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: Allow the placement of a manufactured home on the site and allow the future construction of a site-built home after which the manufactured home will be removed. VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning of the site from R -2, Single-family to PD-R, Planned Development Residential, to allow the placement of a multi-sectional manufactured home on the property for a period of three (3) to five (5) years. Within the three (3) to five (5) years the applicant is proposing to July 20, 2017 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9229 2 construct a single-family residence on the property and remove the manufactured home upon completion of the new home. Short-term plans include the construction of a 36 -foot by 36-foot barn, riding arena (for the applicant’s personal use and training) and an accessory building to store the applicant’s personal items such as lawn mowers, tractors, etc. Long-term plans include the development of ponds, fenced pastures and additional accessory structures as related to the applicant’s personal storage. The property contains 10-acres. The property does not have frontage on Garrison Road but is served by an access and utility easement. The property is located outside the City limits of Little Rock but within the City’s Extraterritorial Planning Jurisdiction in which the City exercises zoning and subdivision control. B. EXISTING CONDITIONS: The site is located on Garrison Road within the City’s Extraterritorial Planning Jurisdiction. The area is predominately single-family residential with both manufactured and site built homes. Most of the homes in the area are located on large tracts, many of which are in excess of five (5) acres. Garrison Road is a two (2) lane County road with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site were notified of the public hearing. There is not an active neighborhood association registered with the City located in this area. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Pulaski County Road and Bridge should be contacted about regulations for development within and adjacent to the 100 year floodplain. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Water Reclamation Authority: Outside the service boundary. No comment. Entergy: Entergy does not object to this proposal. An existing underground power line exists along the drive on the south edge of the property and an overhead electrical line exists in the vicinity to the northeast of the property. Neither appears to be in conflict with the proposed plans. Contact Entergy in July 20, 2017 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9229 3 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: Water is not available to this site. A water main extension will be required. (The site is served by Maumelle Water and water service is available to the site.) 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 Sec tion 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 an approved fire apparatus access road with an asphalt, concrete or othe r approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 4. 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. July 20, 2017 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9229 4 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. 5. 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: County will require septic approval from the Health Department prior to issuing a 911 address. Rock Region Metro: Location is not currently served by METRO and is not in our long range plans at this time. We have no objections to the plans as presented. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: This request is located in Buzzard Mountain Planning District. The Land Use Plan shows Residential Low Density (RL) for the application area. 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 le ss than six (6) units per acre. The applicant has applied for a rezoning from R -2 (Single Family District) to PDR (Planned Development Residential) to allow the placement of a modular home and future construction of a site built home. Master Street Plan: South of the property Garrison Road and it is shown as a Minor Arterial on the Master Street Plan. 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 Garrison Road. 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. July 20, 2017 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9229 5 Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 28, 2017) The applicant was present representing the request. Staff presented an overview of the item stating there were a few outstanding technical issues associated with the request. Staff questioned the time frame for construction of the new home and the removal of the manufactured home. Staff also requested the site plan include the placement of any future buildings, outbuildings or barns. Public Works comments were noted. Staff stated the applicant should contact Pulaski County Road and Bridge concerning development within and adjacent to the floodplain. Staff noted the comment from Central Arkansas Water concerning the water main extension. Ms. Boggs stated the site was served by Maumelle Water and water was 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 raised at the June 28, 2017, Subdivision Committee meeting. The applicant has indicated the time frame for construction of the second home and the removal of the manufact ured home. The applicant has also indicated the placement of future buildings on the site plan and noted all future construction will be associated with the family’s personal storage and use. The maximum building height proposed for the structures is 35-feet. The request is a rezoning of the site from R-2, Single-family to PD-R, Planned Development Residential, to allow the placement of a multi-sectional manufactured home on the property for a period of three (3) to five (5) years. The home is proposed containing 2,574 square feet. Within the three (3) to five (5) year time period the applicant is proposing to construct a new single -family residence on the property. The new residence will be of similar square footage. After the new home is completed the manufactured home will be removed. July 20, 2017 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9229 6 The applicant indicates the short-term plans include the construction of a 36-foot by 36-foot barn to house horses owned by the applicant. The plan also includes the construction of a riding arena (for the applicant’s personal use and training). The applicant also intends to construct an accessory building to store the applicant’s personal items such as lawn mowers, tractors, etc. Long-term plans include the development of ponds, fenced pastures and additional accessory structures as related to the applicant’s personal storage. The property contains 10-acres. The property does not have frontage on Garrison Road but is served by an access and utility easements. The property is located outside the City limits of Little Rock but within the City’s Extraterritorial Planning Jurisdiction in which the City exercises zoning and subdivision control. To allow the placement of the two (2) residences on the site, even though on a temporary basis, requires the applicant to rezone the property to, in this case a PD-R, Planned Development Residential. As a condition of approval the approval the applicant is to remove the manufactured home within the five (5) year time frame or seek a revision to the PD-R, Planned Development Residential, to allow the home to remain for some additional time. Staff is supportive of the applicant’s request. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the request to allow the placement of the manufactured home on the property for no more than five (5) years while the applicant builds her new home 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 the applicant remove the manufactured home within a five (5) year time frame or seek a revision to the PD-R, Planned Development Residential, to allow the home to remain for some additional time . PLANNING COMMISSION ACTION: (JULY 20, 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 the applicant remove the manufactured home within a five (5) year time frame or seek a revision to the PD-R, July 20, 2017 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9229 7 Planned Development Residential, to allow the home to remain for some additional time. 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. July 20, 2017 ITEM NO.: 17 FILE NO.: Z-9230 NAME: 3201 Kavanaugh Boulevard Short-form PD-R LOCATION: Located at 3201 Kavanaugh Boulevard DEVELOPER: Brian Teeter 50 Edgehill Road Little Rock, AR 72207 SURVEYOR: Brooks Surveying Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.14-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 4 – Heights/Hillcrest CENSUS TRACT: 15.01 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: Recognize an existing duplex VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is a rezoning from R-2, Single-family to PD-R, Planned Development Residential, to recognize an existing duplex located on the site. There are no other changes proposed for the site or the site plan. The request includes the allowance of single-family as an allowable alternative use for the property. The property is located within the Hillcrest Design Overlay District. July 20, 2017 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9230 2 B. EXISTING CONDITIONS: The building is a two (2) story building located on the southwest corner of Kavanaugh Boulevard and North Jackson Street. The area is a mix of single - family residential and duplex units. Mount St. Mary’s Academy is located across Kavanaugh Boulevard to the north. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Hillcrest Residents Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer available to this site. Entergy: Entergy does not object to this proposal. Service is already being provided to this property from the rear of the property 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 requ est for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installa tion July 20, 2017 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9230 3 of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water regarding the size and location of the water meter. 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 Cros s 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 . 9. The development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is served by METRO on route 1 Pulaski Heights. We have no objection to recognizing the existing development. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. July 20, 2017 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9230 4 Planning Division: This request is located in Heights Hillcrest Planning District. The Land Use Plan shows Residential Low Density (RL) for the application area. 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 (Single Family District) to PDR (Planned Development Residential) to allow the rezoning to recognize an existing duplex. The request is within the Hillcrest Overlay District. Master Street Plan: North of the property is Kavanaugh Boulevard and it is shown as a Collector on the Master Street Plan. Plan. East of the property is North Jackson Street and it is shown as 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 primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non -residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class III Bike Route shown on Kavanaugh Boulevard. These bike routes require no additional right-of-way, but either a sign or pavement marking to identify and direct the route. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 28, 2017) The applicant was not present. Staff presented the item stating ther e were no outstanding technical issues in need of addressing related to the site plan. Staff stated the request was to allow the rezoning to recognize an existing duplex located on the property. Staff stated there were no other modifications or changes to the site plan requested. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues in need of addressing related to the site plan raised from the June 28, 2017, Subdivision Committee meeting. The applicant is seeking to rezone the site from R-2, Single-family to PD-R, Planned Development Residential, to recognize the existing duplex located on the site. The site is located within the Hillcrest Design Overlay District. July 20, 2017 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9230 5 The building is two (2) stories with a finished walk-out basement. The time frame for conversion of the building from a single -family residence to a duplex is unclear but most likely in the 1980’s. The property has frontage on North Jackson Street and Kavanaugh Boulevard. There is 56-feet of frontage along North Jackson Street and 53 -feet of frontage on Kavanaugh Boulevard. The site is located within the Hillcrest Design Overlay District. The Overlay allows on-street parking to be credited toward the parking requirements at a rate of one (1) space per ten (10) linear feet of street frontage. The site has 56-feet of street frontage along North Jackson Street which would allow five (5) on-street parking spaces. Street parking is not allowed along Kavanaugh Boulevard within this area. There is one (1) parking space located within the driveway along the western side of the building. Parking for one (1) and two (2) family developments is based on one and on e-half (1 ½) parking spaces per unit. A duplex would typically require three (3) parking spaces. With the allowance of the on-street parking the parking is adequate to serve the duplex. The request includes the allowance of single-family as an allowable alternative use for the property. The request also includes the allowance of home occupations and accessory uses as allowed within the single-family residential zoning districts of the zoning ordinance. Staff is supportive of the applicant’s reque st. The applicant is seeking approval of the rezoning request to recognize an existing duplex located on the site. To staff’s knowledge there are no outstanding technical issues associated with the request. Staff feels the rezoning to recognize the existing duplex 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: (JULY 20, 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. There was no further discussion. The item was placed on the July 20, 2017 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9230 6 consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. July 20, 2017 ITEM NO.: 18 FILE NO.: Z-9231 NAME: 3205 Kavanaugh Boulevard Short-form PD-R LOCATION: Located at 3205 Kavanaugh Boulevard DEVELOPER: Brian Teeter 50 Edgehill Road Little Rock, AR 72207 SURVEYOR: Brooks Surveying Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.14-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 4 – Heights/Hillcrest CENSUS TRACT: 15.01 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: Recognize an existing duplex VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is a rezoning from R-2, Single-family to PD-R, Planned Development Residential, to recognize an existing duplex located on the site. There are no other changes proposed for the site or the site plan. The request includes the allowance of single-family as an allowable alternative use for the property. The property is located within the Hillcrest Design Overlay District. July 20, 2017 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9231 2 B. EXISTING CONDITIONS: The building is a two (2) story building located on the south side of Kavanaugh Boulevard one (1) structure west of North Jackson Street. The area is a mix of single-family residential and duplex units. Mount St. Mary’s Academy is located across Kavanaugh Boulevard to the north. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Hillcrest Residents Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer available to this site. Entergy: Entergy does not object to this proposal. Service is already being provided to this property from the rear of the property 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. 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 July 20, 2017 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9231 3 of water facilities and/or fire service. Ap proval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water regarding the size and location of the water meter. 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 . 9. The development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is served by METRO on route 1 Pulaski Heights. We have no objection to recognizing the existing development. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. July 20, 2017 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9231 4 Planning Division: This request is located in Heights Hillcrest Planning District. The Land Use Plan shows Residential Low Density (RL) for the application area. 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 (Single Family District) to PDR (Planned Development Residential) to allow th e rezoning to recognize an existing duplex. The request is within the Hillcrest Overlay District. Master Street Plan: North of the property is Kavanaugh Boulevard and it is shown as a Collector Street on the Master Street Plan. 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: There is a Class III Bike Route shown on Kavanaugh Boulevard. These bike routes require no additional right-of-way, but either a sign or pavement marking to identify and direct the route. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 28, 2017) The applicant was not present. Staff presented the item stating there were no outstanding technical issues in need of addressing related to the site plan. Staff stated the request was to allow the rezoning to recognize an existing duplex located on the property. Staff stated there were no other modifications or changes to the site plan requested. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues in need of addressing related to the site plan raised from the June 28, 2017, Subdivision Committee meeting. The applicant is seeking to rezone the site from R-2, Single-family to PD-R, Planned Development Residential, to recognize the existing duplex located on the site. The building is single story home with a finished walk-out basement. The time frame for conversion of the building from a single -family residence to a duplex is unclear but most likely in the 1980’s. July 20, 2017 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9231 5 The site is located within the Hillcrest Design Overlay District. The Overlay allows on-street parking to be credited toward the parking requirements at a rate of one (1) space per ten (10) linear feet of street frontage. The site has 43 -feet of street frontage along Kavanaugh Boulevard but it does not appear street parking is allowed along Kavanaugh Boulevard in this area. There is parking for two (2) vehicles, if stacked, within the driveway of the home. Parking for one (1) and two (2) family developments is based on one and one-half (1 ½) parking spaces per unit. A duplex would typically require three (3) parking spaces. Although there does not appear to be on -site parking to meet the typical minimum ordinance requirements for the duplex the lack of available parking does not appear to have been an issue in the past. The request includes the allowance of single-family as an allowable alternative use for the property. The request also includes the allowance of home occupations and accessory uses as allowed within the single-family residential zoning districts of the zoning ordinance. Staff is supportive of the applicant’s request. The applicant is seeking approval of the rezoning request to recognize an existing duplex located on the s ite. To staff’s knowledge there are no outstanding technical issues associated with the request. Staff feels the rezoning to recognize the existing duplex 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: (JULY 20, 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. 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. July 20, 2017 ITEM NO.: 19 FILE NO.: Z-9232 NAME: Rike Short-form PD-R LOCATION: Located at 2810 – 2812 North University Avenue DEVELOPER: Andrew Rike 5908 Scenic Drive Little Rock, AR 72207 SURVEYOR: Harbor 5800 Evergreen Drive Little Rock, AR 72205 AREA: 0.15-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 3 – West Little Rock CENSUS TRACT: 49 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: Recognize an existing duplex VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is a rezoning from R-2, Single-family to PD-R, Planned Development Residential, to recognize an existing duplex located on the site. There are no other changes proposed for the site or the site plan. The request includes the allowance of single-family as an allowable alternative use for the property. July 20, 2017 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-9232 2 B. EXISTING CONDITIONS: The site is developed with a duplex which has been on the site since the 1950’s. There is a small parking pad in the rear yard area. This area is predominately single-family. There is a large tract of land owned by the University of Arkansas to the south of this site. Cammack Village is located to the north of this site. The streets are developed with curb and gutter. There are no sidewalks in place along this section of North University Avenue. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Heights Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. North University Avenue is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30-feet from centerline will be required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer available to this site. Existing easements must be retained. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. Service is already being provided to this property from the rear of the property 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. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. July 20, 2017 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-9232 3 If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer . 5. 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 b e 26 feet, exclusive of shoulders. 2. 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 currently served by nearby METRO routes 1 Pulaski Heights and route 22 University Ave. We have no objections to the recognizing the existing duplex. July 20, 2017 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-9232 4 F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: This request is located in West Little Rock Planning District. The Land Use Plan shows Residential Low Density (RL) for the application area. 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 fo r a rezoning from R-2 (Single Family District) to PRD (Planned Residential Development) to recognize an existing duplex. Master Street Plan: East of the property is North University Avenue and it is shown as a Collector Street on the Master Street Plan. 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: There is a Class III Bike Route shown on North University Avenue. These bike routes require no additional right-of-way, but either a sign or pavement marking to identify and direct the route. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 28, 2017) The applicant was not present. Staff presented the item stating there were no outstanding technical issues in need of addressing related to the site plan. Staff stated the request was to allow the rezoning to recognize an existing duplex located on the property. Staff stated there were no other modifications or changes to the site plan requested. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues in need of addressing related to the site plan raised from the June 28, 2017, Subdivision Committee meeting. The applicant is seeking to rezone the site from R-2, Single-family to PD-R, Planned Development Residential, to recognize the existing duplex located on the site. The duplex was constructed in the 1950’s as a duplex and appears to have functioned as a duplex over the years. The requested rezoning is to recognize July 20, 2017 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-9232 5 the existing use of the property. There are no other changes proposed for the site or the site plan. Parking for a duplex is typically based on one and one -half spaces per unit. The parking typically required for a duplex would be three (3) spaces. The site contains a covered carport in the rear yard which will accommodate two (2) vehicles. If stacking occurs there is adequate area to support three (3) vehicles. The request includes the allowance of single-family as an allowable alternative use for the property. The request also includes the allowance of home occupations and accessory uses as allowed within the single-family residential zoning districts of the zoning ordinance. Staff is supportive of the applicant’s request. The applicant is seeking approval of the rezoning request to recognize an existing duplex located on the site. To staff’s knowledge there are no outstanding technical issues associated with the request. Staff feels the rezoning to recognize the existing duplex 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: (JULY 20, 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. 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. July 20, 2017 ITEM NO.: 20 FILE NO.: LA-0076 NAME: The Ranch, Lot 3, Tract D Advanced Grading Variance LOCATION: Northwest corner of Cantrell Road and Ranch Blvd. APPLICANT: FCC Tract D Partnership APPLICANT’S REPRESENTATIVE: Ed Willis AREA: Approximately 1.5 acres CURRENT ZONING: C-3 VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Regulations to advance grade by filling approximately 1.5 acres. A. PROPOSAL/REQUEST: The applicant is requesting a variance from the Land Alteration Regulations to advance grade by filling approximately 1.5-acres on the northwest corner of Cantrell Road and Ranch Boulevard. The variance would allow staff to issue a grading permit for the advance grading activities without imminent construction. Fill material is proposed to be delivered to the site from a nearby permitted construction site. Prior to the filling operation, double 54-inch diameter stormwater drainage pipe will be installed from the Cantrell Road right -of-way to the existing culvert piped under the private access drive on the north side of the subject property. B. EXISTING CONDITIONS: The 1.5-acre area is cleared with established pasture grasses and a small number of street trees along Ranch Boulevard. The subject property is zoned C-3, General Commercial District. The subject property is located within the Little Rock city limits. East of the subject property is Ranch Boulevard. East of Ranch Boulevard is an undeveloped lot zoned PCD, Planned Commercial Development. Wendy’s Restaurant is located on the east side of the undeveloped lot. West of the subject property is the First Security Bank on property zoned C-3, General Commercial District. South of the subject property is Cantrell Road. South of Cantrell Road is the Chevaux Court Subdivision which is zoned R-2, Single- family. Also, south of Cantrell Road is the Chevaux Court Office Addition which is zoned POD, Planned Office Development. North of the subject property are undeveloped lots zoned C-3, General Commercial District. North of the July 20, 2017 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: LA-0076 2 undeveloped lots are developed office properties zoned O -2, Office and Institutional. C. NEIGHBORHOOD COMMENTS: At the time of writing, staff has 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 not received a telephone call or email desiring additional information. D. ENGINEERING COMMENTS: 1. 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. 2. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 3. Per Section 29-197(2), the grading shall be expeditiously completed in a time frame not to exceed one (1) year in duration from the time work commences to installation of all final erosion control measures and vegetation. 4. Per Section 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. 5. At the completion of the land alteration activities, a minimum six (6) inches of suitable top soil shall be placed over all disturbed areas and permanent vegetative cover established. 6. Per Section 29-197(12), periodic mowing, generally two (2) times per year or more often if required by City of Little Rock shall be provided to encourage perennial grass growth. 7. Per Section 29-197(13), maintenance for the two (2) year period shall be guaranteed through posting of cash, surety bond or letter of credit as referenced in Section 31-431(2) at the time of final inspection of the grading activities. 8. Per Section 29-197(14), all required federal, state, and local permits and approvals shall be obtained prior to commencement of land alteration activities. 9. Public works staff must be contacted for inspection for final approval of site stabilization prior to acceptance and relinquishment of maintenance bond. July 20, 2017 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: LA-0076 3 10. The site should be signed with a Land Alteration Variance sign obtained from Public Works. E. PLANNING STAFF COMMENTS: No comments. F. SUBDIVISION COMMITTEE: Joe White of White-Daters & Associates was present representing the applicant. 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 is proposing to grade and fill approximately 1.5 -acres. The property is grassed with two (2) trees. The street trees which are in addition to the two (2) trees on site are not proposed to be removed. Fill material wi ll be delivered to the subject property from a nearby construction site. A grading permit is required to be obtained for the subject property and the nearby construction site prior to beginning land alteration activities. The gravel construction entrance will be located off the private access easement driveway. The proposed grading plan shows four (4) to five (5) feet of fill to be added to the subject property along with two (2), 54 -inch diameter stormwater pipes to be installed. The applicant has agre ed that grading will occur expeditiously and the site will be stabilized within one (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 t wo (2) year maintenance bond. 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 prope rty. Maintenance of erosion controls and construction entrances will occur as needed during the grading period. Within 14-days of completion of the final grading, the disturbed area will be graded with six (6) inches of top soil and seeded and vegetated with native grasses. When vegetation is established, the erosion control devices can then be removed. Berms or buffers are not required to be installed due to no trees existed on the site prior to the disturbance. July 20, 2017 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: LA-0076 4 H. RECOMMENDATION: Staff recommends approval of the advanced grading variance request subject to compliance with the comments and conditions as outlined in paragraph D of the agenda staff report. PLANNING COMMISSION ACTION: (JULY 20, 2017) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the advanced grading variance request subject to compliance with the comments and conditions as outlined in paragraph D of the agenda staff report. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. July 20, 2017 ITEM NO.: 21 FILE NO.: Z-8262-C NAME: Rowan Village Long-form PCD Revocation LOCATION: Located on the east side of South Shackleford Road in the 2700 Block DEVELOPER: Rowan Development LLC 12206 West Markham Street Little Rock, AR 72211 ENGINEER: Crafton, Tull, Sparks 10825 Financial Center Parkway Little Rock, AR 72211 AREA: 22 + acres NUMBER OF LOTS: 41 FT. NEW STREET: 1,563 LF WARD: 6 PLANNING DISTRICT: I-430 CENSUS TRACT: 24.08 CURRENT ZONING: PCD ALLOWED USES: Single-family, Multi-family, Office and Commercial UNDERLYING ZONING: MF-12 BACKGROUND: On November 8, 2007, the Little Rock Planning Commission reviewed a request for the rezoning of this site from MF-12 to PCD, Planned Development Commercial. The Board of Directors approved the rezoning request at their December 4, 2007, public hearing by the adoption of Ordinance No. 19,867. The approval rezoned a 22 acre tract of land for a mixed use development. The development was proposed in three (3) phases. The first phase consisted of five (5) lots of commercial development located along Shackleford Road. The Phase I I portion of the development consisted of residential townhouse units and the third phase indicated 30 lots for detached single-family residences. July 20, 2017 SUBDIVISION ITEM NO.: 21 (Cont.) FILE NO.: Z-8262-C 2 The uses approved for the commercial lots were those allowed in C -3, General Commercial District excluding several specifically listed uses. The use of outdoor speakers or sound amplification systems was prohibited on the property except for one - half hour before and after the owner’s or occupant’s hours of being open to the general public. The operation of any such speaker and system was limited to those that did not emit sound that was plainly audible from Camp Aldersgate or a distance of 200 feet or more from the source of such sound. The Phase II townhouses were attached structures three (3) stories in height with garages. The Phase III single-family residences were on lots which average 50 -feet in width by 100-feet in depth with an alley system for rear loading garages. Buffers of existing and enhanced vegetation would be preserved between the deve lopment and Camp Aldersgate as well as adjacent to the skilled nursing facility to the east. As a part of the application process the City’s Future Land Use Plan (LU07 -11-03) was amended and the alignment for Aldersgate Road was relocated to the north thr ough the Camp Aldersgate property. Ordinance No. 19,995 adopted by the Little Rock Board of Directors on July 15, 2008, allowed a revision to the previously approved PCD, Planned Commercial Development, request. The developers requested the following amendments and clarification to the previously approved PCD: 1. The original Lot 2 has been split into 2 separate lots as shown on the revised plans. The proposed Lot 2 will contain of a 2 -story structure with 15,000 square feet total. The second floor will be at parking lot grade that faces Shackleford and the first floor will be at parking lot grade that faces east toward the creek. Lot 1 and Lot 3 will comply with the building square footage allowed by C-2, General Commercial Zoning District. The lots will also comply with the City’s minimum landscape and buffer ordinance requirements. The maximum building height proposed is 27 -feet as approved in the original PCD. 2. The original Lots 4 and 5 have been combined to make up a single Lot 5. The proposed Lot 5 will contain of a three (3) story structure with 45,000 square feet. All landscaping buffers will be as were originally approved. 3. The original Lot 3 will now be called out as Lot 4 and is proposed as a mixed use building. The building is proposed fou r stories with the first floor being a parking garage, the second floor containing office and retail and the third and fourth being town homes. The building footprint and overall layout have remained the same. 4. In order to build the streets and lots along Shackleford Road in Phase I, advanced grading in portions of Phase II and Phase III will be required. The request includes a variance from the Land Alteration Ordinance to allow grading of future phases with the initial development. July 20, 2017 SUBDIVISION ITEM NO.: 21 (Cont.) FILE NO.: Z-8262-C 3 The overall residential density, allowed uses, agreements, conditions and landscape buffers that were approved with the original PCD, Planned Commercial Development, were to remain the same. The applicant has indicated the development as previously proposed is not a viable project. The development has not occurred and the time for submission of the final development plan as expired. The request is for a revocation of the PCD, Planned Commercial Development zoning and the restoration of the underlying MF-12 Zoning District. 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 Co mmission 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 underlying MF-12, Multi-family District zoning be restored. B. EXISTING CONDITIONS: The site is a wooded site located on the east side of Shackleford Road near the intersection with Shackleford Pass. To the east of the site is Good Shepard Residential facilities with the skilled care nursing facility located along the eastern boundary of the site. To the west, across Shackleford Road, a 100 acre site which has developed as a shopping center development with office uses located along the southern boundary of the development. To the south of the site is vacant office zoned property and Our Way residential development. North of the site is Camp Aldersgate. C. NEIGHBORHOOD COMMENTS: The John Barrow Neighborhood Association was notified of the public hearing. July 20, 2017 SUBDIVISION ITEM NO.: 21 (Cont.) FILE NO.: Z-8262-C 4 D. SUBDIVISION COMMITTEE COMMENT: (June 28, 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 MF-12, Multi-family District zoning be restored PLANNING COMMISSION ACTION: (JULY 20, 2017) The applicant was present. There was one (1) person present with concerns. Staff presented the item with a recommendation the current PCD zoning classification be revoked and the previously held MF-12, Multi-family District zoning be restored. Mr. Jacob Chi stated he would yield his time to Ms. Murphy. Ms. Sonya Murphy, CEO of Camp Aldersgate addressed the Commission with concerns. She stated the camp served children with special needs. She stated the integrity of the camp was the most important thing. She stated this camping experience was the only camping experience and time away from home that a number of the children experienced. She stated Camp Aldersgate was not opposed to the revocation but were concerned with how the site would develop in the future. She stated the concerns were traffic, lighting, building height and buffering. Mr. Chi stated his family was very supportive of Camp Aldersgate and the service they provided. He stated in the past as well as in the future his family would work with Camp Aldersgate to develop a plan which would least impact their property. He stated his family did not buy property to flip or develop properties to sell. He stated there was not a development plan for the site. He stated once a plan was put in place he would return to the Commission for approval but not without support of Camp Aldersgate. There was no further discussion. The Chair entertained a motion for approved of the item as recommended by staff. The vote carried by a vote of 9 ayes, 0 noes and 2 absent. DATE 10 V � 1 PLANNING COMMISSION VOTE RECORD ,ONSit,i i A e4£ ,AA- C,0,%►5 F iv i 6f,Ar, , R %U, -,Al, AG-s 1vS A Ha k .. . • smommmmummmmm m.mmm®©©©©..... so mmmmmmmmmmmmmmmm_ . . ' mmmmmmmmmmmmm.mm_ • mmmmmmmmmmmRmmmm_ • mmmmmm•�m��m� mmummmm_ ' ■mmmmm R mmmmnmmmmm■���r■ mmmm..._ :1�►l�`i�i/� MMMIL mmmummmmmmmmmmmm m.mmmmmm mmmmmmm_ C,0,%►5 F iv i 6f,Ar, , R %U, -,Al, AG-s 1vS A Ha k .. . • smommmmummmmm m.mmm®©©©©..... so m.m..mmamma-...._ • mma'm.am©mmo....._ MR. R mmmmnmmmmm■���r■ wommwoomoommm���' IM AYE NAYE 7" ABSENT ABSTAIN RRECUSE Meeting Adjourned 6,'l )- �- P.M. July 20, 2017 There being no further business before the Commission, the meeting was adjourned at 6:22 p.m. Date ( / Chairma cretary