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pc_10 12 2017sub LITTLE ROCK PLANNING COMMISSION SUBDIVISION HEARING SUMMARY AND MINUTE RECORD OCTOBER 12, 2017 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present there being nine (9) members present. II. Members Present: Craig Berry Buelah Bynum Keith Cox Janet Dillon Scott D. Hamilton Troy Laha Paul Latture Bill May Robert Stebbins Members Absent: Alan Bubbus Rebecca Finney City Attorney: Shawn Overton III. Approval of the Minutes of the August 31, 2017 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION SUBDIVISION AGENDA OCTOBER 12, 2017 OLD BUSINESS: Item Number: File Number: Title: A. Z-9247 7624 Colonel Glenn Road Short-form PID, located at 7624 Colonel Glenn Road. B. Z-5817-I 15000 Cantrell Road Short-form PD-C, located at 15000 Cantrell Road. C. Z-6323-X The Village at Rahling Road Revised Long-form PCD, located on the Southwest corner of Rahling Road and Rahling Circle. NEW BUSINESS: I. PRELIMINARY PLAT/REPLAT/SITE PLAN REVIEW : Item Number: File Number: Title: 1. S-1221-G Chenal Valley Phase 18-K Preliminary Plat, located on the North side of Chalamont Drive just West of Brotoe Court. 2. S-1766-D The Village at Gateway Revised Preliminary Plat and Replat, located at 12500 Vimy Ridge Road. 3. S-1799 Sneed Addition Preliminary Plat, located on the North side of Crystal Valley Road in the 16600 Block. 4. Z-3689-M LISA Academy Revised Zoning Site Plan Review, located at 21 and 23 Corporate Hill Drive. Agenda, Page Two II. PLANNED DEVELOPMENTS: Item Number: File Number: Title: 5. Z-4923-T Shackleford Crossing Revised Long-form PCD, located at 2600 – 2700 South Shackleford Road. 6. Z-5380-D Woodruff School Apartments Short-form PD-R, located at 3010 West 7th Street. 7. Z-7432-A Houston Electric Revised Short-form PD-C, located at 1901 West 2nd Street. 8. Z-7517-B Highway 10 Storage Center Revised Long-form PCD, located at 9300 Ferndale Cut-off. 9. Z-8860-A Hansen Revised Short-form PD-O, located at 400 North Van Buren Street. 10. Z-9257 Big Rock Plaza Long-form PCD, located on the Northwest corner of Pleasant Hill Road and Vimy Ridge Road. 11. Z-9258 H-D-T, LLC Short-form PD-R, located at 1018 and 1022 Lewis Street. 12. Z-9259 9025 South Heights Road Short-form PD-R, located at 9025 South Heights Road. 13. Z-9260 Arkansas Mobile Home Village Long-form PD-R, located at 11511 Alexander Road. 14. Z-9261 Copper Run Long-form PD-R, located at 16901 Pride Valley Road. October 12, 2017 ITEM NO.: A FILE NO.: Z-9247 NAME: 7624 Colonel Glenn Road Short-form PID LOCATION: Located at 7624 Colonel Glenn Road DEVELOPER: Rafael Martinez 8621 41st Street Little Rock, AR 72204 ENGINEER: Brooks Surveying Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.57 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 6 PLANNING DISTRICT: 10 CENSUS TRACT: 24.06 CURRENT ZONING: I-2, Light Industrial ALLOWED USES: Industrial District PROPOSED ZONING: PID PROPOSED USE: Add events center as an allowable use. VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning of the site from I -2, Light Industrial District to PID, Planned Industrial Development, to add an events center as an allowable use for the site. The site contains La Popular Tienda and Taqueria which is a neighborhood convenience store which also offers hot items from a restaurant located within the convenience store. The building contains 8,260 square feet of floor area. There are 27 parking spaces located on the site. October 12, 2017 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-9247 2 B. EXISTING CONDITIONS: The site is the former Deb’s Family Market, a neighborhood grocery store. Tortilleria Brenda is located next door to the site. The buildings share a common wall and are currently owned by the applicant. There are single -family homes located to the north of this site. East of the site is a vacant commercial building. West of the site is undeveloped property zoned P CD which was once proposed for development as the New Africa Village Long-form PCD. South of the site is Davis Equipment. Colonel Glenn Road adjacent to this site has been constructed to a four (4) lane street and a center turn lane. There are no sidewalks in place along the property frontage. The property has a continuous curb cut along Colonel Glenn Road. C. NEIGHBORHOOD COMMENTS: All property owners located within 200 feet of the site along with the John Barrow Neighborhood Association and the Westwood Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. At the time Whitfield Street is constructed south to Colonel Glenn Road, the west driveway should be closed and access taken to Whitfield Street. E. UTILITIES/FIRE DEPARTMENT/PARKS/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 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 comment received. October 12, 2017 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-9247 3 Fire Department: Fire inspection required before opening. Contract the Little Rock Fire Marshal’s Office, Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754. Parks and Recreation: No comment received. County Planning: No comment. F. BUILDING CODES/LANDSCAPE: Building Code: Project is a change in occupancy and is therefore subject to current building code requirements. Review and approval is required by Building Codes Division before occupancy takes place. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724, crichey@littlerock.gov or Mark Alderfer at 501.371.4875, malderfer@littlerock.gov. NOTE: Contact Fire Marshall Capt. Chris Sanders to coordinate an on-site review 501.918.3782. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Any new development shall adhere to the current landscape code. 3. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. TRANSPORTATION/PLANNING: Rock Region Metro: Location is served by METRO on route 14 Rosedale. We have no objection to adding an additional use to this location. Planning Division: This request is located in Boyle Park Planning District. The Land Use Plan shows Mixed Use (MX). The Mixed Use category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three (3). The applicant has applied for a rezoning from I -2 (Light Industrial District) to PCD (Planned Commercial Development) to add an events center as an allowable use. October 12, 2017 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-9247 4 Master Street Plan: South of the property is Colonel Glenn Road and it is shown as a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Colonel Glenn Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along Colonel Glenn Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. H. SUBDIVISION COMMITTEE COMMENT: (August 9, 2017) The applicant was not present. Staff presented an overview of the item stating they would work with the applicant to resolve any outstanding technical issues associated with the request prior to the Commission hearing the item. There were no more issues for discussion. The Committee then forwarde d the item to the full Commission for final action. I. ANALYSIS: The applicant has provided staff with the additional information necessary to allow staff to move forward with the review process as indicated at the August 9, 2017, Subdivision Committee meeting. The applicant has indicated the location of the proposed dumpster, the days and hours of operation and the square footage proposed for the events center. The request is a rezoning of the site from I -2, Light Industrial District to PID, Planned Industrial Development, to add an events center as an allowable use for the site. The former neighborhood convenience store and restaurant will no longer operate from this site. The building contains 8,260 square feet of floor area. The applica nt indicates 7,736 square feet of the structure will be used for the event activities. The remaining area will be used as storage of tables and chairs. The events are proposed on weekends, Friday, Saturday and Sunday with activities taking place from 9 am to 1 am. The applicant indicates the event center is proposed as a place where families can celebrate birthdays and family reunions. The applicant indicates there will be no live music. The site will allow DJ’s or karaoke. The applicant will not pro vide alcohol, however, they will allow persons renting the events center to bring their own beverages and food if they desire. October 12, 2017 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-9247 5 There are 27 parking spaces located on the site. Parking for an events center is typically based on one (1) parking space per 100 gross square feet of floor area. Parking for the square footage of the building would typically result in the need for 82 parking spaces. As indicated there are 27 parking spaces on the site. The applicant has signage will be as allowed within the industrial zones or a maximum of 30-feet in height and 72 square feet in area. Building signage will be limited to the facades with public street frontage, the southern and western facades, and will be limited to a maximum of ten (10) percent of the f açade area on each side of the building. The applicant indicates a dumpster will be placed east side of the building. The dumpster service hours will be limited to 7 am to 6 pm Monday through Friday. No new fencing is proposed with the redevelopment of the site. Although the property to the north is zoned I-2, Light Industrial District, the property is being used as single-family. Screening should be provided along this property line. Staff is not supportive of the applicant’s request. The on -site parking is not adequate to meet the typical minimum parking required for an events center. There are few options in this location for the applicant to secure additional parking. The property to the west is undeveloped. The site to the south would force patrons to cross a busy five (5) lane road which staff feels is a very dangerous endeavor. J. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (AUGUST 31, 2017) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated August 28, 2017, requesting deferral of this item to the October 12, 2017, public hearing. Staff stated the deferral request would require a waiver of the Commission’s By-laws with regard to the late deferral request. Staff stated they were supportive of the deferral request. A motion was made to approve the By-laws waiver request with regard to the late withdrawal request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. October 12, 2017 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-9247 6 STAFF UPDATE: There has been no change to this application request since the previous staff analysis and recommendation. Staff continues to recommend denial of the request. PLANNING COMMISSION ACTION: (OCTOBER 12, 2017) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of denial of the request. Ms. Brenda Martinez addressed the Commission on behalf of the request. She stated she wanted to redevelop the site with an events center. She stated the center would be for family oriented events. She stated the center would only be available for use on the weekends. Ms. Ruth Bell, League of Women Voters, addressed the Commission in opposition of the request. She stated the concern was parking. She stated the site did not hav e adequate parking to serve an events center. She stated with few alternatives for parking the use of the site would have a direct impact on the nearby neighborhood. Ms. Carolyn Heitman, President of the John Barrow Neighborhood Association, addressed the Commission in opposition of the request. She stated the Neighborhood Association had met with Ms. Martinez on two (2) occasions and were unclear on the proposed activities to take place at the site. She stated Ms. Martinez stated the events would only occur on Saturday and Sunday but if someone wanted to set up on a Friday they could do so. She stated there were concerns with security and requested the events center hire off-duty police officers to provide security during the entire event. She stated there were a number of other concerns raised by the members of the association. She stated the neighborhood did not feel the use as an events center was a good use for the site. She stated there was no benefit to the neighborhood being gained by placing the events center at this location. She stated the neighborhood association tried to work with those most impacted and felt the lack of parking would have a direct impact on the adjacent homes. Ms. Martinez stated the site did not have a great deal of parking. She stated the events would be limited to the number of persons and vehicles that the site could support with parking. She stated if the zoning was not approved the family would find another use for the property. A motion was made to approve the request including all staff recommendations and comments except that of denial. The motion failed by a vote of 0 ayes, 9 noes and 2 absent. October 12, 2017 ITEM NO.: B 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 CENSUS TRACT: 42.05 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family PROPOSED ZONING: PD-C PROPOSED USE: Restaurant VARIANCE/WAIVERS: None requested. BACKGROUND: On May 19, 2016, the Little Rock Planning Commission approved a request to withdraw an item to allow the rezoning and the redevelopment of this site with a fast food restaurant. The request was a rezoning of the site from R -2, Single-family to Planned Commercial Development, PCD. The applicant proposed the placement of a 3,847 square foot fast food restaurant and a 5,000 square foot office building on this site containing 1.53-acres. The site plan indicated 42 parking spaces for the fast food restaurant and 20 parking spaces were proposed for the office building. The site plan indicated the placement of a 40-foot landscape strip and a 100-foot building setback along Cantrell Road. The plan indicated a 13-foot landscape strip along the eastern October 12, 2017 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-5817-I 2 and western perimeters of the site. A 25-foot landscape strip and building setback were proposed along the northern perimeter of the site. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing a rezoning of the site from R -2, Single-family to PD-C, Planned Development Commercial, to allow the development of 1.53-acres with a 3,847 square foot fast food restaurant. The plan indicates 44 parking spaces to serve the restaurant user. The site is located within the Highway 10 Design Overlay District area. The plan is indicated meeting the typical development standards of the Overlay with the exception of the minimum lot size but the lot is currently platted and has been for some time. The plan as presented indicates a 100-foot building line along Cantrell Road, a minimum building setback of 40-feet along the rear and 30-feet on the sides. The plan also indicates the placement of landscape buffers per the Overlay. The plan indicates the placement of a 40-foot front yard landscape strip, a 40-foot rear yard landscape strip (25-foot average required per the Overlay) and a 25 -foot landscape strip along the eastern and western perimeter (25 -foot average required per the Overlay). B. EXISTING CONDITIONS: The property is located north of Cantrell Road/H ighway 10 just west of the Cantrell/Taylor Loop Road intersection. There are no structures located on the site. East of the site is a bank and two (2) medical offices. West of the site is a property which was recently approved by the Board of Directors as a Planned Office Development, POD, for a medical office. North of the site is undeveloped R-2, Single-family zoned property accessed from Rummel Road. South of the site are various uses including single-family homes within the Westchester Subdivision, a pet boarding facility, a school and undeveloped property. East of the site there are a number of commercial uses including a convenience store, drug store, restaurants and two (2) hardware stores at the Cantrell/Taylor Loop intersection. Cantrell Road is a four (4) lane State Highway with a continuous center turn lane. There are no sidewalks located along this property frontage. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with Pinnacle Valley Neighborhood Association, the Tulley Cove Neighborhood Association, the Westbury Neighborhood Association and the Westchester Neighborhood Association were notified of the public hearing. October 12, 2017 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-5817-I 3 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. 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. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 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 and/or property 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. Obtain permits for improvements within Arkansas Department of Transportation right-of-way from ARDOT, District VI. 8. Show driveway locations on the south side of Cantrell Road. 9. A shared access easement is shown on the final plat between the lots. The City of Little Rock driveway spacing criteria will not permit a future driveway for Lot 2. 10. Provide an onsite traffic impact study with expected vehicle queues, volumes and service times during peak hour based on times and volumes at other similar franchised sites in the area. E. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: Sewer available to this site. Existing easements must be retained. EAD approval required. 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. A three phase, overhead power line exists along the north side of Cantrell Road. October 12, 2017 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-5817-I 4 Caution should be used when constructing a drive underneath the existing power line to ensure that all proper clearances are maintained. Contact Ente rgy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this proposal proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas W ater: 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 afte r 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 C entral 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. October 12, 2017 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-5817-I 5 8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives 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: 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. 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. F. Building Codes/Landscape: 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: October 12, 2017 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-5817-I 6 Curtis Richey at 501.371.4724; crichey@littlerock.gov or Mark Alderfer at 501.371.4875; malderfer@littlerock.gov. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements and the Highway 10 Design Overlay District. 2. The Highway 10 frontage (front yard) shall consist of a minimum of forty (40) feet of landscaped area exclusive of right -of-way. The landscaped area shall contain organic and/or combined man-made/organic features such as berms, brick walls and dense plantings such that vehicular use areas are screened when viewed from an elevation of forty-two (42) inches above the elevation of the adjacent street. Trees shall be planted or be existing at least every twenty (20) feet and have a minimum of two (2) inches in diameter when measured twelve (12) inches from the ground at time of planting. Provide screening shrubs no less than thirty (30) inches in height at installation with an average linear spacing of not less at three (3) feet within the required landscape area. 3. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The properties to the north and 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. 4. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 5. Building landscape areas shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 6. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). 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 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. October 12, 2017 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-5817-I 7 7. A landscape irrigation system is required as per Highway 10 site design and development standards. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. Transportation/Planning: Rock Region Metro: Location is served by METRO on route 25 Pinnacle Mtn. We recommend the plan provide pedestrian access between the fast food store and the transit route. METRO has current data which indicates workers commuting to this area for retail jobs. Planning Division: This request is located in River Mountain Planning District. The Land Use Plan Suburban Office (SO) for this property. The Suburban Office category provides for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. The applicant has applied for a rezoning from R-2 (Single Family District) to PCD (Planned Commercial Development) to allow a new restaurant to be built. The request is within the Highway 10 Overlay District. Master Street Plan: South of the property is Cantrell Road and it is shown as a Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial Street is to serve through traffic and to connect major traffic generator or activity centers within an urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road 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: There is a Class I Bike Path shown along the Cantrell Road. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or/and easement is recommended. Nine-foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). H. SUBDIVISION COMMITTEE COMMENT: (June 28, 2017) Mr. Joe White of White-Daters and Associates was present representing the request. Staff stated the site was located within the H ighway 10 Design Overlay District which had specific development criteria. Staff stated the landscape strips and building setbacks appeared to comply with the development standards of the Overlay. Staff stated the width of the drive lane and the parking stalls adjacent to the pick-up window were 30-feet which was the minimum allowed by City October 12, 2017 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-5817-I 8 ordinance. Staff questioned any areas of outdoor dining and the placement of the order menu board and the required screening wall. Public Works comments were addressed. Staff stated a stormwater permit from the Arkansas Department of Environmental Quality was required prior to any land clearing or grading. Staff stated a grading permit from the City was also required prior to any land clearing or grading. Staff stated there was a platted access easement along the frontage of this lot serving Lots 1 and 2 to the west. Staff stated to remove the easement would require approval by the Board of Directors via an easement abandonment request. Landscaping comments were addressed. Staff stated the site plan appeared to comply with the typical development standards of the Highway 10 Design Overlay District. Staff stated screening along Cantrell Road was required via a berm, wall or evergreen plantings a minimum of 42 -inches above the elevation of the adjacent street. Rock Region Metro comments were addressed. Staff stated the location was served by Route #25, the Pinnacle Mountain route. Staff stated riders used transit service to access jobs within this 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. I. ANALYSIS: The applicant submitted a revised site plan to staff addressing the technical issues raised at the June 28, 2017, Subdivision Committee meeting. The applicant has provided the proper dimensioned drive lane and parking stalls, indicated the placement of the order board and noted the order board would be screened per typical ordinance requirements. The request is a rezoning of the site from R-2, Single-family to PD-C, Planned Development Commercial, to allow the development of 1.53 -acres with a 3,847 square foot fast food restaurant. The plan indicates 44 parking spaces to serve the restaurant user. The site is located within the Highway 10 Design Overlay District area. Parking f or a restaurant use is typically based on one (1) parking space per 100 gross square feet of floor area. Based on the square footage of the building the typical minimum parking required would be 38 parking spaces. October 12, 2017 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-5817-I 9 The property is located within the Highway 10 DOD which has specific development criteria related to setbacks, parcel size and landscaped areas. The minimum lot size for a development per the Overlay is 2.0 -acres with a single building to be located on 2-acres. The property contains 1.518-acres and is proposed to be developed with a single building. The front yard building setback per the Overlay is 100-feet. The rear yard building setback is to be 40-feet and side yard building setbacks are to be 30-feet. The plan as presented more than adequately provides the typically required building setbacks to comply with the Overlay. The front landscape strip is to be a minimum of 40 -feet. The perimeter landscape strips are to be 25-feet. The plan indicates landscaped areas which comply with the typical Overlay standards. The front yard landscape area is to include organic and/or combined man-made/organic features such as berms, brick walls and dense plantings such that vehicular use areas are screened when viewed from an elevation of 42-inches above the elevation of the adjacent street. The applicant has indicated berms will be considered at the time of development of the site. Based on the elevation and grade of the site berming will potentially not provide the desired screening of the parking areas. Staff will work with the developer at the time of building permit to achieve the best screening of the site in compliance with the Overlay. Parking lot lighting is to be designed and located in such manner so as not to disturb the scenic appearance preserved in the corridor. Lighting should be directed to the parking areas and not reflected into the adjacent neighborhoods. Signage is proposed to comply with the typical signage allowed within the Highway 10 Design Overlay District. The plan indicates the placement of a ground sign six (6) feet in height and 72 square feet in area. The sign will be located within the landscape area along Cantrell Road. Building signage will be limited to signage on the front façade, abutting Cantrell Road. The sign area will be limited to ten (10) percent of the building façade area along Cantrell Road. The hours of operation for the development are seven (7) days per week from 7:00 am to 11:00 pm. The plan indicates the placement of a dumpster on the site plan. The dumpster will be located within the rear parking area. The dumpster will be fully screened per typical ordinance requirements (Section 36 -523). The hours of dumpster service will be limited to 7 am to 6 pm Monday thro ugh Friday. The location of menu board speakers for drive -through windows of restaurants are to provide speakers mounted so the sound is baffled on all sides in a manner October 12, 2017 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-5817-I 10 which will direct the sound produced to the vehicle served and the site is to provide a solid wall at least six (6) feet in height and twenty (20) feet in length along the opposite lane line. The wall must be constructed of masonry or wood with a textured finish to diminish sound deflection . The applicant has indicated the screen wall for the menu board will be provided. Staff is not supportive of the applicant’s request. The site is located in an area which is designated as Suburban Office on the City’s future land use plan which generally is proposed as a transitional area from more intense uses to lesser intensive uses and is used to ensure compatibility with residential uses. The area to the north is zoned single-family and there is a newly developing single-family subdivision located to the northeast of this site. Staff feels the proposed use of the property as commercial, a fast food restaurant, is not appropriate for this site. J. STAFF RECOMMENDATION: Staff recommends denial of the request. 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. STAFF UPDATE: The applicant submitted a request dated August 15, 2017, requesting deferral of this item to the October 12, 2017, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (AUGUST 31, 2017) The applicant was present. There were registered objectors present. Staff presented the item stating the applicant had submitted a request dated August 15, 2017, requesting deferral of this item to the October 12, 2017, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. October 12, 2017 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-5817-I 11 PLANNING COMMISSION ACTION: (OCTOBER 12, 2017) Mr. Bill Spivey was present representing the request. There were a number of objectors present. Staff presented the item with a recommendation of denial. Mr. Spivey addressed the Commission noting the development was located within the Highway 10 Design Overlay District. He stated the plan as presented complied with the Highway 10 Plan with the exception of the use of the property. He stated the site was located within a mixed use area. He stated the development would be a good neighbor. He stated the Commission had been provided letters of support from the two (2) adjoining neighbors. He stated meetings with the neighborhood had been hel d to try to address concerns and to answer questions. He stated he did not feel the meetings changed any minds but did answer questions. Mr. Joe White addressed the Commission as the development engineer. He stated the site was located across the street from a pet boarding and grooming facility. He stated the drive for the development and the commercial use to the south aligned reducing traffic turning conflicts. He stated there were concerns with sight distance at this location. He stated the street was a 45 mph posted speed limit. He stated the sight distance needed to comply with ASHTO was 625 -feet. He stated the development had 800-feet to the east and 1000-feet to the west. He stated there was a concern with flooding. He stated this spring there were three (3) significant rain events. He stated the development would be designed to meet the City’s detention ordinance requirements. He stated the site was a relatively small site. He stated the drainage basin for this area contained 2400 acres. He stated this site was 1.5-acres. He stated there would be little to no impact from the development of this site. He stated all drainage was to the north side of Cantrell Road and would tie directly into the creek. Ms. Dawn Prasifka addressed the Commission in opposition of the request. She stated Highway 10 was a scenic corridor and before purchasing land to build her home the plan was reviewed. She stated the plan maybe 30 years old but it was important to stick to the plan. She stated plans were to be adjusted or modified but it was important to stick to the plan. She stated residents in the area bought their homes based on the plan which was why it was important to stick to the plan that was in place. Mr. Ken Harrison addressed the Commission in opposition of the request. He stated he had lived in the area for 17-years. He stated the staff report indicated opposition to the request. He stated the development was not in compliance with the land use plan. He stated since the development did not comply with the plan the development should not be before the Commission. He stated once a development was not in compliance with the plan then the development should not be allowed to move forward. He requested the Commission stay with the approved land use plan. October 12, 2017 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-5817-I 12 Ms. Celia Martin addressed the Commission in opposition of the request. She stated her home was in Westchester. She stated in 2008 the Commission approved the Burger King development and the area residents were concerned at the time this would set a precedence for allowing future commercial development in the area. She stated both the Commission and the Board assured the residence this was not the case. She stated in 2009 McDonalds was denied a request to allow the development of a restaurant at the corner of Chenonceau and Cantrell Road. She stated the location was an arterial intersection with a traffic light. She stated if it was unsafe for a restaurant to locate at that intersection with traffic safety given as a reason to not allow the restaurant then why was this location being considered. She stated if the Highway 10 Plan was so out of date then the Commission should request the Board appoint a committee to review the plan and suggest changes. Mr. Gray Williams addressed the Commission in opposition of the request. He stated he had attended the neighborhood meeting with Mr. Spivey and Mr. White. He stated his home was located off Rummel Road which was a dangerous intersection with Cantrell Road. He stated this development would have an impact on traffic in the area. He requested the Commission stick to the land use and zoning for the area and deny the request. Ms. Ruth Bell, League of Women Voters, addressed the Commission in opposition of the request. She requested the Commission follow the Highway 10 Plan. She stated the plan was implemented to protect the residential uses in the area. She stated north of the site was undeveloped R-2, Single-family zoned land. She stated there was a newly developing subdivision to the north of the proposed rezoning area. She stated Suburban Office was implemented to allow a stepping down in intensity from commercial to residential uses. She stated it was difficult to tell someone they could not have a rezoning request when the Commission approved the one next door. Mr. Spivey addressed the Commission stating he disagreed with the statement that if a property was not zoned then the review should stop with staff. He stated the process was in place to allow for development and redevelopment of properties. He stated plans should be discussed and this was the reason for a public forum. He stated He stated the user had agreed to turn down the lights at 10 pm, adding additional lanes to improve stacking on the site should traffic become an issue and to be a good neighbor. He stated this was not a bootstrap but was a good use for the property. He stated there was a small amount of commercially zoned property left in the corridor. He stated the design elements of the overlay had remained in place even though the land use had changed. He stated the plan was a good plan and the design elements should be maintained. Commissioner Cox stated land uses changed with market demand. He stated the Bank of the Ozarks at the Ranch office development and Wisenhunt office development on Kirk Road were the only large office developments in the area. He stated if this site was October 12, 2017 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-5817-I 13 a viable office development site the developers would have put office at this location. He stated this area was a mixed use development area from Kroger to Rummel Road. He stated the proposed use was a good use for the site. Commissioner Stebbins questioned the traffic impact of the development on the abutting streets. Mr. Ernie Peters of Peters and Associates state d the development contained one (1) driveway which would allow for three (3) lanes of traffic. He stated the drive was aligned with the drive to the south which would not create an off -set which could cause conflicting traffic movements. He stated the use was not identified in the traffic manual so his firm conducted site traffic studies to determine the volume of vehicles served by this user. He stated two (2) locations were observed. He stated this user was not a high traffic volume user. He stated the review included the noon and pm peak hours. He stated a maximum of 39 vehicles were served. He stated the maximum vehicles in the que were ten (10) cars. He stated this site had the potential for a vehicle stack of ten (10) to fifteen (15) with a dou ble order board. He stated the site circulation was sufficient to accommodate the use. The Commission questioned the economic impact of the development and the number of jobs to be created. Mr. Mark Bingham stated he was unsure of the numbers and was not qualified to answer the questioned. He stated he felt the employment numbers would be in the mid-20’s to low 30’s. Chairman Berry stated he had requested staff provide the available commercially zoned developed and undeveloped property in the area. He stated he would share the information to the Commissioners if they were interested. Chairman Berry requested staff provide a generalization of the land use plan and the Highway 10 Plan. Staff stated there were two (2) separate documents. Staff stated the Highway 10 Plan was put in pace to allow development to occur in a scenic and orderly manner. Staff stated the land use plan was continuously reviewed. Staff stated they were currently reviewing the land use plan for this area, not only the Highway 10 Corridor but a much larger area. Staff stated the Highway 10 DOD was the first DOD implemented in the City. Staff stated the DOD set goals for the plan. Staff stated the DOD did not focus on the use of the property but the design standards. A motion was made to approve the request including all staff recommendations and comments except that of denial. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. October 12, 2017 ITEM NO.: C 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. October 12, 2017 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-6323-X 2 STAFF UPDATE: The applicant submitted a request dated August 15, 2017, requesting deferral of this item to the October 12, 2017, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (AUGUST 31, 2017) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated August 15, 2017, requesting deferral of this item to the October 12, 2017, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant has not responded to Subdivision Committee comments which were raised at the June 28, 2017, Subdivision Committee meeting. Staff recommends deferral of this item to the November 30, 2017, public hearing. PLANNING COMMISSION ACTION: (OCTOBER 12, 2017) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had not provided responses to the Subdivision Committee comments which were raised at the June 28, 2017, Subdivision Committee meeting. Staff presented a recommendation of deferral of this item to the November 30, 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. October 12, 2017 ITEM NO.: 1 FILE NO.: S-1221-G NAME: Chenal Valley Phase 18-K Preliminary Plat LOCATION: Located on the North side of Chalamont Drive just West of Brotoe Court DEVELOPER: Deltic Timber Corporation 7 Chenal Club Boulevard Little Rock, AR 72223 SURVEYOR/ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 26.8 acres NUMBER OF LOTS: 82 FT. NEW STREET: 3,170 LF WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.13 CURRENT ZONING: R-2, Single-family VARIANCE/WAIVERS: 1. A variance from Section 31-256 to allow a front building line on a residential lot of twenty (20) feet. 2. A variance from Section 31-256 to allow a ten (10) foot front building line on residential Lots 9, 10, 23, 24, 62 and 63. 3. A variance from Section 36-254(2) to allow side yard setback on each side of the lot at five (5) feet. 4. A variance from the City’s Land Alteration Ordinance to allow grading of lots with the street construction. BACKGROUND: A preliminary plat was approved by the Little Rock Planning Commission for this property on March 10, 2011. The plat contained 26.8-acres and 82 residential lots. The applicant did not follow through with final platting within the time frame specified in the Subdivision Ordinance (2-years) and the plat has since expired. October 12, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1221-G 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting to reinstate the previously approved preliminary plat for Phase 18-K of the Chalamont Subdivision. The applicant is requesting three (3) variances from various City ordinances. The request includes a variance from the City’s Subdivision Ordinance to allow a front building line of 20 -feet and 5-foot side yard setbacks for all the lots proposed for development. Lots 9, 10, 23, 24, 62 and 63 are indicated with a 10-foot front building line also a variance from Section 31-256. The request also includes a variance from the City’s Land Alteration ordinance to allow grading of the lot with the street construction. The development is proposed in four (4) phases. The average lot sizes proposed are 60-feet by 150-feet and 60-feet by 120-feet. The development is indicated with 3,170 linear feet of new public street constructed to residential street standard. A secondary emergency access is proposed to connec t to an existing paved parking area located on the adjacent private recreational area and extending to this subdivision via a 16-foot all weather emergency access. B. EXISTING CONDITIONS: The site is wooded sloping upward from the street to the nor th. North of the site proposed for development is Joe T. Robinson School and to the west is a private recreational facility. East of the site is a developed single -family subdivision, Bronte Court. South of the site is Chalamont Drive, which has been co nstructed to Master Street Plan standard. Across Chalamont Drive is the Challain Place Subdivision. C. NEIGHBORHOOD COMMENTS: All abutting property owners along with the DuQuesne Place Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A grading permit in accordance with Section 29 -186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is an advance grading variance being requested to grade the lots with construction of the street or to grade future phases with Phase 1? October 12, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1221-G 3 2. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. The east bound sight distance on Chalamont Drive is insufficient. The proposed subdivision sign will further obstruct th e sight distance. 3. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner's association. 4. Hammerheads should be designed to be at least 80 feet in length and the same width as the street. If a single leg turnaround is proposed, the length must be at least 70 feet with at 28 foot radius or larger. T he proposed hammerhead street width is narrower than the street. 5. 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. 6. Per the Master Street Plan, parking is restricted to one (1) side of the street on a 24 foot wide street. Show on the plat now and on the final plat and bill of assurance, the area along the street where parking is allowed. Parking is also restricted adjacent to Lots 62 thru 65. 7. On the west end of Caurel Court, the hammerheads should be designed to be at least 80 feet in length and the same width as the street. The proposed hammerhead street widths are narrower than the street. 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. The east bound sight distance on Chalamont Drive is insufficient. 9. All public drainage easements must be unobstructed and access provided to the public right-of-way by constructed infrastructure and/or documented on the final plat. 10. 100 year overflow swales must be constructed and placed within public drainage easements. 11. What is the proposed street name of the entrance street? 12. Temporary turnarounds must be provided at the end of each phase of construction. 13. The hammerhead on the east end of Caurel Lane should not be placed within public right-of-way and should be within a private access and utility October 12, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1221-G 4 easement. Parking is restricted adjacent to Lots 9 and 10 and the north side of Lot 8. 14. Tract A on the west end of Caurel Court is shown as part of the right-of-way. E. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: Sewer main extension required with easements if new sewer service is required for this project. 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 (underground) along Chalamont Drive based on the information provided. However, there is an existing three phase, overhead power line running along the east side of development which may be in conflict with a few of the proposed lots. 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 effe ct 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 exis ting water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 4. 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). October 12, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1221-G 5 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. 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. 1. Electric gate operators, where provided, shall be listed in accordance with UL 325. 2. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 5. One- or Two-Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family dwelling residential developments. Developments of one- or two-family 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 October 12, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1221-G 6 accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. 6. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. F. Building Codes/Landscape: Building Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and two (2) family dwellings requires foundations meet the following Sections of the Code. If the foundation cannot be verified by the building official at the time of the footing inspection the building official may require verification the foundation meets the required elevation by a licensed engineer. R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior foundation shall extend above the elevation of the street gutter at point of discharge or the inlet of an approved drainage device a minimum of 12 -inches (305 mm) plus two (2) percent. R403.1.7.4 Alternate setback and clearances. Alternate setbacks and clearances are permitted, subject to the approval of the building official. The building official is permitted to require an investigation and recommendation of a qualified engineer to demonstrate that the intent of this Section has been satisfied. Such an investigation shall include consideration of materials, height of slope, slope gradient, load intensity and erosion characteristics of slope material. Please address any questions to the building inspectors at 501.371.4833 or 501.371.4834. Fire Access for the north portion of this project does not appear to comply. Landscape: No comment. October 12, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1221-G 7 G. Transportation/Planning: Rock Region Metro: Location is not currently served by METRO but is in our long range plans. The development has dead-end streets which are difficult and expensive to serve with future paratransit service. Please consider in your final plan eliminating disconnected streets as much is practicable. Planning Division: No comment. H. SUBDIVISION COMMITTEE COMMENT: (September 20, 2017) Mr. Tim Daters of White-Daters and Associates was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues in need of addressing related to the proposed plat. Staff questioned the proposed reduced front building lines for the lots with 150-foot depths. Staff also stated the no right of vehicular access easement was not necessary since the lots abutted a tract. Mr. Daters stated the reduced building line allowed for a lesser amount of the lot to be graded. He stated the developer desired to retain the no-vehicular access easement to ensure residents did not cut across the tract to access their back yards. Public Works comments were addressed. Staff stated a grading permit was required prior to any land clearing or grading activities on the site. Staff requested the applicant provide a letter certifying the intersection sight distance at the intersection of the subdivision entrance at Chalamont Drive. Staff stated the City’s Stormwater Detention Ordinance would apply to the development of the site. Staff stated the hammerhead turnarounds should be designed with a minimum length of 80-feet. Staff stated if a single leg turnaround was proposed the length was to be a minimum of 70 -feet with a 28-foot radius. Staff stated per the Master Street Plan, parking was restricted to one (1) side of the street on a 24-foot wide street. Staff requested Mr. Daters indicate on the preliminary plat the location where parking would be allowed. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or a gencies 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. I. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing the issues raised at the September 20, 2017, Subdivision Committee meeting. The applicant has indicated the subdivision identification sign will be a maximum of six (6) feet in height and thirty-two (32) square feet in area. The subdivision October 12, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1221-G 8 identification sign is consistent with signage allowed per the zoning ordinance. The applicant has indicated a fence height variance for the proposed subdivision will not be required. The revised site plan increases the length of the hammerhead turn arounds as requested by Public Works staff. The request includes a variance from the City’s Land Alteration Ordinance to allow advanced grading of the lots with the installation of the streets. The applicant has indicated the need to grade the entire site is t o allow the site to balance eliminating the need to haul excess materials from the site. The request is to reinstate the previously approved preliminary plat for Phase 18-K of the Chalamont Subdivision. There are variances from the City’s Subdivision Ordinances to allow a front building line of 20 -feet and 5-foot side yard setbacks on all the proposed lots. Lots 9, 10, 23, 24, 62 and 63 are indicated with a 10-foot front building line. The subdivision is proposed in four (4) phases with 20 lots developed in the first phase, 16 lots in the second phase, 20 lots in the third phase and 26 lots developed in the final phase. The average lot sizes proposed are 60 -feet by 150-feet and 60-feet by 120-feet. The development is indicated with 3,170 linear feet of new public street constructed to residential street standard. A secondary emergency access is proposed to connect to an existing paved parking area located on the adjacent private recreational area and extending to this subdivision via a 16-foot all weather emergency access. The applicant has indicated a number of the streets will be constructed to a minor residential street standard. These streets will be constructed with 24 -feet of pavement within a 45-foot right of way. Although the Master Street Plan allows for streets to be constructed to this standard the City typically restricts parking to one side of a minor residential street. Public Works staff has requested the applicant include on the preliminary and final plats the locatio n of the restricted parking. Staff is supportive of the request to allow the subdivision of this property. The development is proposed consistent with the City’s Future Land Use plan for this site with an overall density of 3.06 units per acre. To sta ff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the subdivision and the associated variances is appropriate for 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. October 12, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1221-G 9 Staff recommends approval of the following variance request: 1. A variance from Section 31-256 to allow a front building line on the residential lots of twenty (20) feet. 2. A variance from Section 31-256 to allow a ten (10) foot front building line on residential Lots 9, 10, 23, 24, 62 and 63. 3. A variance from Section 36-254(2) to allow side yard setback on each side of the lot at five (5) feet. 4. A variance from the City’s Land Alteration Ordinance to allow grading of future phases with the placement of the basic infrastructure within the development. PLANNING COMMISSION ACTION: (OCTOBER 12, 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 request: 1. A variance from Section 31-256 to allow a front building line on the residential lots of twenty (20) feet. 2. A variance from Section 31-256 to allow a ten (10) foot front building line on residential Lots 9, 10, 23, 24, 62 and 63. 3. A variance from Section 36-254(2) to allow side yard setback on each side of the lot at five (5) feet. 4. A variance from the City’s Land Alteration Ordinance to allow grading of future phases with the placement of the basic infrastructure within the development. Staff stated prior to approval of the grading, drainage and street plans for the subdivision and following tree removal and grading near Chalamont Drive, that staff was to be contacted to confirm sufficient sight distance was being provided. 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. October 12, 2017 ITEM NO.: 2 FILE NO.: S-1766-D NAME: The Village at Gateway Revised Preliminary Plat and Replat LOCATION: Located at 12500 Vimy Ridge Road DEVELOPER: Big Rock Development 12506 Vimy Ridge Road Alexander, AR 72002 ENGINEER: Big Rock Development 12506 Vimy Ridge Road Alexander, AR 72002 AREA: 8.11 acres NUMBER OF LOTS: 59 FT. NEW STREET: 1,972 LF WARD: 7 PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 41.04 CURRENT ZONING: R-2, Single-family VARIANCE/WAIVERS: None requested. BACKGROUND: On January 7, 2016, the Little Rock Planning Commission approved a preliminary plat request to allow this 35-acre site to develop as a townhouse plat. The subdivision was proposed as a townhouse community with lots that average 30-feet in width by 100-feet in depth. The project was proposed in seven (7) phases. The first Phase included the development of 38 lots, the clubhouse and pool. Phase II include d the development of 40 lots, Phase III 43 lots, Phase IV 40 lots, Phase V 42 lots, Phase VI 36 lots and Phase VII 52 lots. The plat included 6,950 linear feet of new street to be dedicated to the public. The streets were indicated with a 50-foot right of way and 27-feet of pavement. Sidewalk were indicated on one (1) side of the interior streets. Centrally located within the plat were areas set aside for open space and sports fields. Along the rear of the lots in Phases III – V an area was identified for pedestrian paths to connect to the open spaces. Francis Avenue was proposed as a collector street with a 60-foot right of way and 31-feet of pavement. The street improvements to Vimy Ridge Road were to be completed in phases corresponding to the phase d development of the subdivision. October 12, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1766-D 2 The request included a variance to advance grade the project. The development of the subdivision was to occur in phases. This would allow excess earthwork in one phase to be hauled to another phase that required fill. This variance would allow the earthwork to balance over multiple phases and prevent hauling material over public streets. The Phase 1 and 2 portions of the development are currently being developed. The applicant is installing the infrastructure for the Phase 3 portion of the development. On February 2, 2017, the Little Rock Planning Commission approved a request to amend the previously approved preliminary plat for Phases II through VII. The approval was to allow the removal of the rear yard green spaces and replace the green spaces with alleys and provide access to rear loaded garages. The area contained within this phase was 26.5-acres proposed with 293 lots. The lots proposed with rear yard alley access were indicated with a 15-foot front yard setback. The cover letter stated the reduced setback would allow for longer driveways between the alley and the garage. The applicant stated parking or drives would not be allowed in the 15 -foot front yard setback. The lots proposed with front loading garages were indicated with a 25 -foot front yard setback. The lots indicated along Big Rock Avenue, the proposed collector street, were indicated with a 30-foot front building setback as typically required by the Subdivision Ordinance for lots fronting a collector street. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing to amend the previously approved p reliminary plat and to allow the replatting of lots located along Big Rock Avenue. The applicant is proposing to add three (3) lots, Lots 9 – 11 Block 1, the Village at Gateway, within an area that was previously indicated as a tract. The applicant is proposing to replat Lots 1 – 2, Block 8, the Village at Gateway to remove the rear alley access. B. EXISTING CONDITIONS: The first and second phases of the development have been completed and the third phase is currently under construction soon to be final plated. The majority of the trees on the remainder of the site were removed with previous construction. North of the site the uses include residential, commercial and industrial. The area to the west of the site is vacant and was previously clear ed of trees. The Quail Run Subdivision is located south of the site on Pleasant Hill Road. There is an approved POD located on Pleasant Hill Road to the southwest of the site. There is an area zoned MF -6 located on the southwest corner of Pleasant Hill Road and Vimy Ridge Road. October 12, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1766-D 3 C. NEIGHBORHOOD COMMENTS: All abutting property owners along with the Alexander Road Neighborhood Association, the Quail Run Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. No issues or comments on the proposed revisions. All comments on previous approved plat apply. E. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: Separate sewer service required for each lot. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. There are existing single phase, underground power lines runn ing along Village Bend Drive and Glassrock Drive in this development providing service to some of the existing lots. Entergy will need to continue to serve all future lots in this area from the street/front lot lines for service reliability reasons. 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. 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 an d the Little Rock Fire Department is required. October 12, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1766-D 4 3. 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. 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. 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. 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. 1. Electric gate operators, where provided, shall be listed in accordance with UL 325. 2. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 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. October 12, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1766-D 5 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 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. October 12, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1766-D 6 County Planning: No comment. F. Building Codes/Landscape: Building Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and two (2) family dwellings requires foundations meet the followin g Sections of the Code. If the foundation cannot be verified by the building official at the time of the footing inspection the building official may require verification the foundation meets the required elevation by a licensed engineer. R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior foundation shall extend above the elevation of the street gutter at point of discharge or the inlet of an approved drainage device a minimum of 12 -inches (305 mm) plus two (2) percent. R403.1.7.4 Alternate setback and clearances. Alternate setbacks and clearances are permitted, subject to the approval of the building official. The building official is permitted to require an investigation and recommendation of a qualified engineer to demonstrate that the intent of this Section has been satisfied. Such an investigation shall include consideration of materials, height of slope, slope gradient, load intensity and erosion characteristics of slope material. Please address any questions to the building inspectors at 501.371.4833 or 501.371.4834. Landscape: No comment. G. Transportation/Planning: Rock Region Metro: Location is not currently served by METRO but is in our long range plans. We have no objection to the final pla t, however the plans do not indicate needed sidewalks for access to future trails and transit. See comment above on similar project. Planning Division: No comment. H. SUBDIVISION COMMITTEE COMMENT: (September 20, 2017) Mr. Ashley Bice and Mr. Brad Walker were present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff stated the request was to eliminate the alley access behind the lots along Big Rock Avenue and to allow the addition of three (3) residential lots along Village Bend Drive. October 12, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1766-D 7 Public Works comments were addressed. Staff stated all previous comments would continue to apply to the proposed development 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. I. ANALYSIS: There were no outstanding technical issues associated with the request raised at the September 20, 2017, Subdivision Committee meeting. The request is to amend the previously approved preliminary plat and to allow the replatting of lots located along Big Rock Avenue to eliminate the previously platted access easements. The applicant is proposing to add three (3) lots, Lots 9 – 11 Block 1, the Village at Gateway, within an area that was previously indicated as a tract. The lots front Village Bend Drive and have a rear yard relationship to Vimy Ridge Road. The lots are indicated with a no right of vehicle access easement along Vimy Ridge Road. The lots are indicated consistent with the previously platted lots along Village Bend Drive. The lots are indicated with a minimum width of 30 -feet and a minimum depth of 109.53-feet. A 25-foot front platted building line, along Village Bend Drive, has been indicated. The applicant is also proposing to replat Lots 1 – 2, Block 8, the Village at Gateway to remove the rear alley access. The lots will now be served by a driveway extending to Big Rock Avenue. The remainder of the lots located along Big Rock Avenue have been final platted in this configuration with no rear alley access and driveways extending to Big Rock Avenue. The developer indicates a desire for uniformity of the lots and is therefore requesting the replat of the lots to conform to the remainder of the lots on the street. Staff is supportive of the applicant’s request. The applicant is seeking the revision to the previously approved preliminary plat to allow the creation of three (3) additional lots within an area which was indicated as a tract. The tract was previously indicated as detention and is no longer required to provide adequate detention. The replat is to allow consistency for the lots fronting Big Rock Avenue. Staff does not feel this is a significant change and supports the request. October 12, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1766-D 8 J. 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: (OCTOBER 12, 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. October 12, 2017 ITEM NO.: 3 FILE NO.: S-1799 NAME: Sneed Addition Preliminary Plat LOCATION: Located on the North side of Crystal Valley Road in the 16600 Block DEVELOPER: Lataunya Sneed 19 Mystery Cove Little Rock, AR 72209 Andrea Doucette 7415 Dehlia Drive Little Rock, AR 72209 SURVEYOR: Tyler Group 240 Skyline Drive, Suite 3000 Conway, AR 72032 AREA: 5.0 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF WARD: N/A PLANNING DISTRICT: 17 CENSUS TRACT: 42.21 CURRENT ZONING: R-2, Single-family VARIANCE/WAIVERS: A variance from Section 31-231 to allow the creation of Lot 2 as a lot without public street frontage. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing to subdivide this 5.0 -acre parcel into two (2) single-family residential lots. The applicant is proposing a variance from Section 31-231 to allow the creation of Lot 2 as a lot without public street frontage. The plat indicates the placement of platted building lines on each lot conforming to the Subdivision Ordinance. Lot 1 abuts a minor arterial street which requires the placement of a 35 -foot platted building line. Lot 2 will have a platted building line of 25-feet from the adjacent lots northern boundary. Lot 2 will be provided access via a 40-foot access and utility easement across Lot 1. October 12, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1799 2 B. EXISTING CONDITIONS: The property is located outside the City limits of Little Rock but within the City’s Extraterritorial Planning Jurisdiction. The site is wooded. Adjacent to the sites eastern boundary is a property the Little Rock Planning Commission recently approved for a three (3) lot plat. West of the site is a 4 ½ acre residential property with frontage on Crystal Valley Road as the roadway turns north/south. Crystal Valley Road is a County road with no sidewalks in place and open ditches for drainage. C. NEIGHBORHOOD COMMENTS: All abutting property owners along with Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Crystal Valley Road with the planned development. A 6 foot paved shoulder should be constructed on Crystal Valley Road adjacent to the subject property. 2. The proposed shared ingress/egress easement driveway should be constructed with a concrete apron at Crystal Valley Road per City Ordinance. 3. Crystal Valley Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. E. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: Outside the service boundary. 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, overhead power line running along the north side of Crystal Valley Road which would be used to provide power to any future 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. October 12, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1799 3 Central Arkansas Water: No objections. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: 1. Provide bill of assurance for review. 2. Provide copy of the plat in Autocad format. 3. Provide access easement to Lot 2. 4. Development cannot use the access easement platted as part of Greenwood Addition. 5. Pay $10.00 review fee. 6. Label the centerline of Crystal Valley Road. F. Building Codes/Landscape: 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 poin t of discharge or the inlet of an approved drainage device a minimum of 12 -inches (305 mm) plus two (2) percent. R403.1.7.4 Alternate setback and clearances. Alternate setbacks and clearances are permitted, subject to the approval of the building official. The building official is permitted to require an investigation and recommendation of a qualified engineer to demonstrate that the intent of this Section has been satisfied. Such an investigation shall include consideration of materials, height of slope, slope gradient, load intensity and erosion characteristics of slope material. Please address any questions to the building inspectors at 501.371.4833 or 501.371.4834. Landscape: No comment. October 12, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1799 4 G. Transportation/Planning: Rock Region Metro: Metro does not currently serve this location. We have no objection to this preliminary plan. Planning Division: No comment. H. SUBDIVISION COMMITTEE COMMENT: (September 20, 2017) The applicant was not present. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff stated they would contact the applicant to resolve any concerns prior to the public hearing. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. I. ANALYSIS: There were no outstanding technical issues in need of addressing related to the site plan raised at the September 20, 2017, Subdivision Committee mee ting. The request is to allow the subdivision of 5.0 -acres into two (2) single-family residential lots. The lots will be final platted with an access and utility easement to allow access to the rear lot. The easement will be 40 -feet wide to allow adequate area for the installation of any required utilities and the placement of a new drive. The request includes a variance from Section 31-231 to allow the creation of Lot 2 as a lot without public street frontage. The plat indicates the placement of platted building lines on each lot conforming to the Subdivision Ordinance. Lot 1 abuts a minor arterial street which requires the placement of a 35 -foot platted building line. Lot 2 will have a platted building line of 25 -feet from the adjacent lots northern boundary. The lots are located outside the City limits of Little Rock and will not be provided with sewer service from the City. The Subdivision Ordinance (Section 31 -400) states for residential lots or development tracts not served by a p ublic or community sanitary sewerage system whose disposal is approved by the state department of pollution control and ecology, the subdivider shall submit documentation with submission of the preliminary plat that the state department of health, or its delegated authority, will approve septic tank installations, or other individual wastewater disposal methods for service to the subdivision proposed to be platted. The applicant has provided a letter indicating based on a soils suitability test the two (2) lots will support a subsurface septic system. Upon approval of the preliminary plat and prior to the issuance of a 911 address by the October 12, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1799 5 County the applicant must provide the septic tank permit approval from the Arkansas Department of Health. Staff is supportive of the applicant’s request to allow the platting of the lots as proposed. The site is located outside the City limits of Little Rock but within the City’s Extraterritorial Planning Jurisdiction. The lots are indicated with adequate area to meet the typical setbacks of the R-2, Single-family zoning district. The applicant has provided a letter from a Certified Design Professional approved by the Arkansas Department of Health concerning the proposed wastewater treatment, septic systems, for the future homes and indicating the lots as proposed are adequate to support septic systems. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the plat as proposed is appropriate. J. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request from Section 31-231 to allow the creation of Lot 2 as a lot without public street frontage. PLANNING COMMISSION ACTION: (OCTOBER 12, 2017) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request from Section 31-231 to allow the creation of Lot 2 as a lot without public street frontage. 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. October 12, 2017 ITEM NO.: 4 FILE NO.: Z-3689-M NAME: LISA Academy Revised Zoning Site Plan Review LOCATION: Located at 21 and 23 Corporate Hill Drive DEVELOPER: LISA Academy 21 and 23 Corporate Hill Drive Little Rock, AR 72205 ARCHITECT: Kenneth King, AIA Black, Corley, Owens and Hughes 219 West South Street Benton, AR 72015 AREA: 10.0 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF WARD: 6 PLANNING DISTRICT: 2 CENSUS TRACT: 22.08 CURRENT ZONING: O-2, Office and Institutional VARIANCE/WAIVERS: 1. A variance from Section 36-553 to allow a ground sign to exceed six (6) feet in height and 64 square feet in area. 2. A variance from Section 36-557 to allow the placement of wall signs without public street frontage. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing to amend the previously approved signage plan for LISA Academy. The applicant is proposing to remove the existing monument sign and relocate the sign to the eastern boundary of the high school campus. The new sign is proposed 14-feet in height and an overall width of eight feet four inches (8’4”). The applicant indicates the bottom of the sign will be six (6) feet from grade and the sign height of eight (8) feet for a total height of 14 -feet. The face of the sign is proposed 64.4 square feet of sign area. The applicant states with the existing monument sign the students are hiding behind the sign which limits vehicular traffic from seeing the children. October 12, 2017 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-3689-M 2 The applicant is proposing to relocate an existing sign located on the south side of the middle school, 21 Corporate Hill Drive, and place the sign on the north side (front) of the high school, 23 Corporate Hill Drive. The request includes the placement of a wall sign on the east side of the high school building, 23 Corporate Hill Drive and add a new sign on the south side (rear) of the building as well. B. EXISTING CONDITIONS: The site is developed with LISA Academy’s middle and high school campus. Both have front and rear driveway access for drop off and pick up. This area is an office park development. South of the site is floodway Rock Creek. The Corporate Hill Subdivision has developed with office users with the buildings, parking and accesses shared. Most of the buildings in the area appear to be occupied. There is a Child Development Center located to the west of this site. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Treasure Hill Property Owners Association were notified of the public hearing. There is no contact information for the Santa Fe Heights Neighborhood Association in the City’s neighborhood association contact listing. D. SUBDIVISION COMMITTEE COMMENT: (September 20, 2017) Mr. Kenneth King was present representing the request. Staff stated there wer e few outstanding technical issues in need of addressing related to the site plan. Staff requested the applicant provide details of the proposed signs. Staff questioned the total sign area for the proposed wall sign located on the east wall. Staff also requested details of the proposed channel sign letters. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. E. ANALYSIS: The applicant submitted a revised cover letter to staff addressing the technical issues associated with the request raised at the September 20, 2017, Subdivision Committee meeting. The applicant has provided details of the proposed signage plan. The request is to allow the removal of the existing monument sign and to relocate the sign to the eastern boundary of the high school campus. The new sign is proposed 14-feet in height and an overall width of eight feet four inches (8’4”). The applicant indicates the bottom of the sign will be six (6) feet from gr ade and October 12, 2017 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-3689-M 3 the sign height of eight (8) feet for a total of 14 -feet. The face of the sign is proposed 64.4 square feet of sign area. The applicant states three (3) reasons for the desire to have the sign has proposed: the elevation is to allow teachers to view through the sign and make sure no student(s) are hiding behind the sign, (2) it allows drivers to have a view through the sign, to prevent a child from running in front of a vehicle and (3) to keep children from defacing the sign itself. To allow the sign as proposed requires a variance from Section 36-553 to allow the ground sign to exceed six (6) feet in height and 64 square feet in area. The applicant is proposing to relocate an existing wall sign located on the south side (rear wall) of the middle school, 21 Corporate Hill Drive, and place the sign on the north side (front) of the high school, 23 Corporate Hill Drive. The letters are 24-inches in height. The sign is not lighted. The proposal includes the placement of a new wall sign on t he southern façade, rear of the high school building. The new sign is proposed with LED letters with a maximum letter height of 36-inches. The sign located on the southern facade, rear of the high school building, is located without public street frontage which requires a variance from Section 36-557 to allow the placement of wall signage without public street frontage. The applicant is also requesting to place a wall sign on the eastern façade of the high school building. The sign is proposed as a non -illuminated wall sign. The sign is proposed 61-inches by 90-inches or 38.1 square feet. Staff is supportive of the applicant’s request for the proposed wall signs. Staff is not however supportive of the applicant’s request for the placement of the ground sign with an overall height of 14-feet. The school is located in an office park which has developed with signage as allowed in office zones or a maximum height of six (6) feet. Staff does not feel the placement of the ground sign over two (2) times the height allowed in the office zoning district is appropriate for the area. F. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (OCTOBER 12, 2017) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of denial. October 12, 2017 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-3689-M 4 Mr. Kenneth King addressed the Commission on behalf of LISA Academy. He stated the school was requesting to amend their request and eliminate the requested variance for the height of the monument sign. Staff stated they were now supportive of the request. A motion was made to approve the request as amended to allow a revision to the previously approved signage plan. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. October 12, 2017 ITEM NO.: 5 FILE NO.: Z-4923-T NAME: Shackleford Crossing Revised Long-form PCD LOCATION: Located at 2600 – 2700 South Shackleford Road DEVELOPER: Bo Brownlee Venture Investment Partners, LLC 8235 Douglas Avenue, Suite 720 Dallas, TX 75225 SURVEYOR: Development Consultants Inc. 2200 North Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: 36 + acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 6 PLANNING DISTRICT: 11 CENSUS TRACT: 24.08 CURRENT ZONING: PCD, Planned Commercial Development PROPOSED ZONING: Revised PCD, Planned Commercial Development PROPOSED USE: Revision to the previously approved signage plan, cutting of vegetation within the State Highway right of way, modify the allowed restaurant squar e footage and allow for an increase in building height VARIANCE/WAIVERS: None requested. BACKGROUND: The Little Rock Board of Directors adopted Ordinance No. 19,237 on November 23, 2004, approving a Conceptual PCD known as Shackleford Crossing Long-form PCD, which was located at the southwest corner of South Shackleford Road and Interstate 430. The conceptual plan included the north 62 acres being developed with C -2, Shopping Center District permitted uses, the south 20 acres being O -2, Office and Institutional District permitted uses and the middle 15 acres being a transition area where O-2, Office and Institutional District and C-2, Shopping Center District permitted October 12, 2017 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-4923-T 2 uses would be allowed. The plan also showed four (4) out parcels along the Shackleford Road frontage, with three (3) main entry drives from Shackleford Road. The total project would consist of 1,000,000 square feet of gross building area. Ordinance No. 19,399 adopted by the Little Rock Board of Directors on September 20, 2005, established revisions to the previously approved PCD. The approval defined the site plan for Phase I, the commercial portion of the project and one (1) of the office lots. With the request, a preliminary plat for the subdivision of the site with sixte en (16) lots and out-parcels was also approved. The approved site plan included an area previously excluded containing the Comcast office tract on Shackleford Road and incorporated the area into the overall project plan. Subsequent revisions have allowed the development of the shopping center as currently developed. All the lots and out-parcels of the shopping center are currently developed. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing to amend the previously approve d PCD, Planned Commercial Development, for the Shackleford Crossing Shopping Center. The applicant’s request includes a revision to the previously approved signage plan, to allow the cutting of vegetation within the State Highway right of way as allowed by the Arkansas Department of Transportation, modify the allowed restaurant square footage and to allow for an increase in building height. The applicant’s requests have been incorporated into the original ordinance language. The ordinance language has been stricken through and the applicant’s requested language follows the original language: Section 4. Article 4. D Right of Way Issues - The Highway Department I-430 right-of-way shall remain undisturbed until the applicant has received approval of any alteration plan with the Highway Department. The clearing of undergrowth and trees will be restricted to a caliper of less than six (6”) inches complying with the current practices of the Highway Department. The clearing of undergrowth and trees will be restricted to the requirements of the necessary permit, which will be received prior to any work being started, from either the State of Arkansas or the City of Little Rock. Section 4. Article 8. C Signage Issues - The total area for exterior wall mounted signs may not exceed 10% of the wall surface area of the front wall of the tenant’s demised premises. The total area for exterior wall mounted signs may not exceed 10% of the total square footage of the tenant’s demised premises. Section 4. Article 8. F Signage Issues - The commercial portion of the development will be limited to two (2) ground -mounted pylon signs, one (1) at an October 12, 2017 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-4923-T 3 entry drive from Shackleford Road and one along the I -430 Freeway area. The commercial portion of the development will be limited to four (4) ground-mounted pylon signs, two (2) at entry drives from Shackleford Road and two (2) along the I-430 Freeway area. [Each sign shall have a maximum height of 36 feet and a maximum area of 680 square feet. An additional monument sign (hardscape wall) may be constructed at the Shackleford Road/I -430 Intersection. A wall sign may be natural stone or brick masonry, 5 -foot maximum height, with a 30 inch by 50-foot area for metal letters to spell project name. The area around the wa ll shall be planted to create a landscape feature at this corner of the site.] Section 4. Article 9. B Other Site Design Issues - Commercial/Retail buildings constructed on the property shall not exceed a total of 750,000 square feet of gross floor area, with a maximum of 55,000 square feet of restaurant uses on outparcels and 35,000 square feet of restaurant uses on the balance of project with a total maximum restaurant use for the entire property not to exceed 90,000 square feet. Additionally, all restaurants shall have a parking ratio of not less than 12 spaces per 1,000 square feet calculated independently of retail parking ratios. Commercial/Retail buildings constructed on the property shall not exceed a total of 750,000 square feet of gross fl oor area, with a maximum of 55,000 square feet of restaurant uses on outparcels and 55,000 square feet of restaurant uses on the balance of the project with a total maximum restaurant use for the entire property not to exceed 110,000 square feet. Restaura nt Parking: All restaurants that are on outparcels shall be required to self -park on site at a parking ratio of not less than 12 spaces per 1,000 square feet. All restaurants that are within the buildings on the balance of the property shall have a parking ratio of not less than 5 spaces per 1,000 square feet calculated independently of retail parking ratios. Section 4. Article 9. K Other Site Design Issues - Maximum building height on the property shall not exceed 45 feet 50 feet unless approved by the Planning Commission consistent with the height regulations as allowed within the O -2 zoning district for the office portion of the development. B. EXISTING CONDITIONS: The site is developed as the Shackleford Crossing shopping center. The out parcels are fully developed as is the interior of the shopping center. To the east of the site is Camp Aldersgate and south of the site is the office portion of the originally approved PCD, Planned Commercial Development Zoning. North of the site is the freeway exit ramp. West of the site is I-430. October 12, 2017 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-4923-T 4 C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the John Barrow Neighborhood Association were notified of the public hearing. D. SUBDIVISION COMMITTEE COMMENT: (September 20, 2017) The applicant was not present. Staff presented the item stating there were no outstanding technical issues in need of addressing related to the proposed development plan. Staff stated the applicant was request ing to amend the approved signage plan for the shopping center and to allow for clarification for a few points within the originally approved ordinance. There were no more issues for discussion. The Committee then forwarded the item to the full Commissio n for final action. E. ANALYSIS: There were no outstanding technical issues in need of addressing related to the request raised at the September 20, 2017, Subdivision Committee meeting. The applicant is seeking approval of a revision to the curre nt PCD, Planned Commercial Development Zoning to revise the previously approved signage plan, to clarify cutting of vegetation within the Arkansas Department of Transportation right of way, to modify the allowed restaurant square footage and to allow for an increase in building height. Section 4. Article 4. D Right of Way Issues - Currently the ordinance requires the right of way to remain undisturbed until the applicant has received approval for any cutting or clearing from the Arkansas Department of Transportation. The ordinance states the clearing of undergrowth and trees will be restricted to a caliper of less than six (6”) inches complying with the current practices of the Arkansas Department of Transportation. The applicant is requesting the language be stricken and replaced with - The clearing of undergrowth and trees will be restricted to the requirements of the necessary permit, which will be received prior to any work being started, from either the Arkansas Department of Transportation or the City of Little Rock. Staff has concerns with the removal of the cutting of trees within the State right of way. I-430 is identified as a Scenic Corridor. Staff feels the existing vegetation is an enhancement to the corridor and should be preserved. Section 4. Article 8. C Signage Issues – This section is proposed to revise the allowable wall signage for the individual tenants. The amendment will include the square footage occupied by the tenant in the calculation for the allowable wall October 12, 2017 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-4923-T 5 signage. Currently wall signage is calculated based on the façade area not to exceed ten (10) percent. Staff is not supportive of allowing the change in the calculation for wall signage. All wall signs within the City of Little Rock are calculated at ten (10) percent of the façade of the tenant’s space with the possible exception of sites located within a Design Overlay District. Staff feels the current calculation allows for adequate wall signage for this development and wall signage in general located within the City. Section 4. Article 8. F Signage Issues - The approved PCD ordinance currently limits the ground signage to two (2) signs one (1) along I -430 and one (1) along South Shackleford Road. The remainder of the ordinance remains in place with regard to total height and total area for each of the signs. Currently each sign is limited to a maximum height of 36 feet and a maximum area of 680 square feet. The plan indicates the placement of ground signage along the southern portion of the development or along the northern portion of the development along the freeway frontage. The applicant is also proposing the placement of a ground sign at the second driveway into the main shopping center on South Shackleford Road. A second location has been identified on South Shackleford Road adjacent to the southern driveway, “the Wal-Mart entrance”. Staff has concerns with the applicant’s request to increase the number of ground signs allowed both along the freeway frontage and along South Shackleford Road. The approval allowed the size of the signs to be increased from 160 square feet of sign area to 680 square feet of sign area, in lieu of having multiple signs. Section 4. Article 9. B Other Site Design Issues – This section is proposed to allow for an increase in the allowed restaurant square footage and revises the parking requirement of the restaurant portion and the retail portion of the development. The approval allows an increase in the restaurant square footage from 90,000 square feet to 110,000 square feet. The parking for restaurants is calculated by requiring all restaurants that are on outparcels to self -park on site at a parking ratio of not less than 12 spaces per 1,000 square feet. All restaurants that are within the buildings on the balance of the property are to have a parking ratio of not less than 5 spaces per 1,000 square feet calculated independently of retail parking ratios. Staff is supportive of this request. October 12, 2017 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-4923-T 6 Section 4. Article 9. K Other Site Design Issues - This section allows for the maximum building height to be increased by five (5) feet from 45 -feet to 50-feet. Staff is supportive of this request. Although staff is supportive of portions of the applicant’s request staff is not supportive of the overall proposal. Staff feels the requested change to the signage plan is not appropriate nor does staff support the clearing of trees within the State right of way. F. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (OCTOBER 12, 2017) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had revised the request to limit the approval to the placement of one (1) additional ground sign a long the I-430 frontage. Staff stated the sign was proposed with a maximum of 36 -feet in height and 680 square feet of sign area. Staff stated there would not be any additional signage along South Shackleford Road. Staff stated the calculation for wall signage was proposed to remain as currently calculated. Staff stated the clearing of trees within the right of way was a matter for the Arkansas Department of Transportation. Staff presented a recommendation of approval of the applicant’s request as currently proposed. 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. October 12, 2017 ITEM NO.: 6 FILE NO.: Z-5380-D NAME: Woodruff School Apartments Short-form PD-R LOCATION: Located at 3010 West 7th Street DEVELOPER: Moses Tucker Real Estate 200 River Market Avenue, Suite 501 Little Rock, AR 72201 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 ARCHITECT/ENGINEER: Cromwell Architects and Engineers 101 South Spring Street Little Rock, AR 72201 AREA: 1.90 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 9 CENSUS TRACT: 48 CURRENT ZONING: R-3, Single-family with a CUP for a school PROPOSED ZONING: PD-R PROPOSED USE: Mixed Use – Residential, Community activities, Commercial kitchen VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting to rezone the site from R-3, Single-family to PD-R, Planned Development Residential to allow the conversion of the existing building into a mixed use facility which includes apartments, on -site outdoor community space and a food and beverage operation. The new multi -family is proposed as October 12, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5380-D 2 a significant part of the plan which is to introduce a residential component to the surrounding area. The applicant is proposing 38 one - to two-bedroom apartments amounting to roughly 25,000 square feet of the building. According to the applicant the neighborhood arou nd the Woodruff building and campus is in need of new residential housing and the redevelopment plan proposed will combine traditional layouts with an open -spaced, more contemporary aesthetic that makes use of the existing features. The applicant indicate s as best they can the intention is for the apartments to represent the neighborhood itself, both its unique history and its hopeful future. The community/media room is proposed by reserving roughly 1,000 square feet on the first (partial basement) level. The community/media room is proposed for use by local non-profits, local neighborhood association and nearby community stakeholders such as UAMS and Arkansas Children’s Hospital. The applicant states this will create a collaborative, media -rich space that can host both small and large, formal and informal events. According to the applicant the redevelopment of the Woodruff building and campus will also serve to link community members both from the immediate neighborhood and elsewhere in the City. To this end, the rationale behind the community room is simple: to provide a space where positive and purposeful connections can be made. The applicant envisions everything from organized lectures, meetings seminars and community forums to more informal events such as book readings and theater classes. The community outdoor space, located outside the building on the north side, is proposed to create a small, thoughtfully designed park space and courtyard/plaza. According to the applicant this will include new playground equipment and passive paved plaza space that can be used for outdoor dining, weekend festivals, farmers markets and other community uses. This will provide the entire community with a safe, family-friendly place to play. All of these components help support the belief that outdoor activities – enabled by planned design and development – are essential to a culture of healthy living from which any and every community stands to benefit. The food and beverage operation is proposed withi n the existing cafeteria/auditorium on the north side of the building which is proposed to be converted to a space for a full service restaurant. This space will utilize the existing commercial kitchen and grease trap on-site today. B. EXISTING CONDITIONS: The site is located north of 7th Street, east of Lamar Porter field and Johnson Street, south of 6th Street and west of Booker Street. The school encompasses an entire block. The area is predominately single-family with the exception of the October 12, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5380-D 3 Lamar Porter field and the community garden both located to the west of this site. There is a commercial building, which appears to be vacant, located south of the site which is indicated on the Future Land Use Plan as MX, Mixed Use. Other non-residential uses are located to the east of the site along Woodrow Street and south of West 7th Street. 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. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Access ramps at intersections should be constructed to the current ADA and City of Little Rock standard details. 3. The 30 degree angled back-in parking should be revised to a parallel parking configuration. 4. All parking within the right-of-way is public. E. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: Sewer available to the site. Capacity fee analysis required. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. Service is a lready being provided to this property with no apparent conflicts with existing facilities. However, the six proposed parking spaces on the southwest corner of the development appear to be in a location where there is a single street light pole. This pole may be in conflict with one of these parking spaces. 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. October 12, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5380-D 4 Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. 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. 4. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 5. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. Fire Department: 1. 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 October 12, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5380-D 5 apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. 4. Loading. Maintain fire apparatus access road design a s 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. 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 f orcible 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. 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. October 12, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5380-D 6 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. 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. F. Building Codes/Landscape: Building Code: Project is a change in occupancy and is therefore subject to current building code requirements. Review and approval is required by Bu ilding 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. Landscape: 1. Any new site development must comply with the City’s landscape and buffer ordinance requirements. 2. Any existing vehicular use area that does not meet current code requirements may continue as nonconforming until such time a building permit is issued to rehabilitate a structure on the property exceeding fifty (50) percent of the October 12, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5380-D 7 current replacement cost of the structure. At such time fifty (50) percent of the existing vehicular use area shall be brought into compliance with this chapter and shall continue to full compliance on a graduated scale based upon the percentage of rehabilitation cost. 3. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. Transportation/Planning: Rock Region Metro: Location is served by METRO on route 5 West Markham. We have no objections to the site improvement planned for this existing development. Planning Division: This request is located in I-630 Planning District. The Land Use Plan shows Public Institution (PI) for this property. This category includes public and quasi-public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. The applicant has applied for rezoning from R-3 with a CUP (Single-Family District - Conditional Use Permit) to PD-R (Planned Development Residential) to allow mixed use including residential communit y outreach and a commercial kitchen. Master Street Plan: West 6th Street, West 7th Street, Booker Street and South Johnson Street are all shown as Local Streets on the Master Street Plan. The primary function of Local Streets is to provide access to adja cent 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 West 7th Street. These bike routes require no additional right-of-way, but either a sign or pavement marking to identify and direct the route. H. SUBDIVISION COMMITTEE COMMENT: (September 20, 2017) The applicant was present. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff requested Mr. Fowler provide the proposed signage plan. Staff also questioned the October 12, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5380-D 8 proposed restaurant use. Staff stated the cover letter indicated 72 parking spaces. Staff questioned the location of the proposed parking. Public Works comments were addressed. Staff stated any broken curb, gutter or sidewalk damaged in the public right of way would require repair and replacement prior to the issuance of a building permit. Staff stated the 30 -degree angled back-in parking should be revised to a parallel parking configuration. Landscaping comments were addressed. Staff stated any new site development was to comply with the City’s Landscape and Buffer Ordinances. Staff stated any existing vehicular use area that did not meet current code requi rements could continue as nonconforming until a building permit was issued to rehabilitate the building in excess of fifty (50) percent of the replacement cost of the building. Staff stated at such time the landscaping was to come into compliance accordingly. 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. I. ANALYSIS: The applicant submitted a revised site plan to staff addressing the technical issues raised at the September 20, 2017, Subdivision Committee meeting. The applicant has provided the proposed signage plan, revised the parking layout and indicated the site will be developed in accordance with the City’s Landscape Ordinance requirements. The request is to rezone the site from R-3, Single-family to PD-R, Planned Development Residential, to allow the conversion of the existing building into a mixed use facility which includes apartments, on -site outdoor community space and a food and beverage operation. The applicant is proposing 38 one - and two-bedroom apartments which will result in the use of approximately 25,000 square feet of the building. The request also includes the placement of a community/media room containing 1,000 square feet located on the first (partial basement) level. The community/media room is proposed for use by local non-profits, local neighborhood association and nearby community stakeholders. The intent is to create a collaborative, media-rich space that could host both small and large, formal and informal events. The applicant envisions everything from organized lectures, meetings seminars and community forums to more informal events such as book readings and theater classes. October 12, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5380-D 9 The plan indicates a community outdoor space, located on the north side of the building and is proposed to create a small park spa ce and courtyard/plaza. The plan indicates the placement of new playground equipment and passive paved plaza space that can be used for outdoor dining, weekend festivals, farmers markets and other community uses. The plan includes the utilization of the existing kitchen/cafeteria/auditorium for a food and beverage operation. The applicant proposes to convert the space to allow the food and beverage operation to be a full service restaurant with bar service. The applicant indicates the capacity of the restaurant is between 75 and 80 persons. The request includes the allowance of a patio proposed for future construction. The restaurant is proposed to operate six (6) days per week for lunch and dinner. The applicant has indicates there will not be an y signage with this development. Should signage be required in the future the applicant indicates they will amend the PD-R to allow the signage. Parking for the development is proposed with 28 existing parking spaces located in the west lot which will remain. The applicant is proposing to add 22 new spaces along the western portion of the site. Four (4) new parallel spaces will be added within the current drop off area on Booker Street for a total of 54 on -site parking spaces. Additional street parking includes twelve (12) parallel spaces along West 7th Street, seven (7) parallel spaces along Booker Street and five (5) new parallel spaces along West 6th Street. The plan indicates Johnson Street is a 50 -foot right of way which has not been closed. The applicant is not proposing to close Johnson Street at this time but additional parking is proposed within the right of way allowing 49 parking spaces to serve Lamar Potter Field. Staff is not supportive of the applicant’s request as filed. Staff is supportive of the multi-family aspect of the development and the proposal to allow for community meeting space. Staff is not supportive of allowing the former cafeteria to be converted to a full service restaurant with bar service. The area is residential with the commercial uses limited to Woodrow Street, two (2) blocks to the east. Staff does not feel this is an appropriate location for a commercial restaurant use. J. STAFF RECOMMENDATION: Staff recommends denial of the application as filed. October 12, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5380-D 10 PLANNING COMMISSION ACTION: (OCTOBER 12, 2017) Mr. Dan Fowler of Cromwell Architects was present representing the request. There were registered objectors and supporters in attendance. Staff presented the item with a recommendation of denial. Mr. Fowler addressed the Commission on the merits of the request. He stated the project had been a lengthy effort together with the neighborhood and the partners of the development. He stated he felt the development as proposed was a positive for the neighborhood. He stated there were letters of support from both Lamar Porter and the Boys and Girls Club for the project. He stated the Neighborhood Association was also in support of the request. He stated the vison was to have a restaurant that was not a high volume traffic generator to serve the neighborhood. He stated the development had added back the playground as requested by the neighborhood. He stated the request did not include the abandonment of Johnson Street but Lamar Porter was in support if this became an issue. Ms. Danielle Ray, President of the Capitol View Stifft Station Neighborhood Association, addressed the Commission in support of the request. She stated the neighborhood was very engaged in the development process. She stated there had been several meeting concerning the reuse of the school with the Little Rock School District prior to the closing of the school and it was determined by a committee that this project was the best use of the site. She stated the neighborhood wanted the school to remain but since this was not an option the development as proposed was a good fit for the neighborhood. She stated the neighborhood wanted a restaurant to anchor this area of the neighborhood. She stated there was little opportunity for econo mic development in the neighborhood and felt this location was a good fit. She stated the development was walkable for the neighborhood and was next to the Boys and Girls Club and next to Lamar Porter Field. She stated the playground was important to the residents of the area. She stated parking was a concern but felt the development was providing adequate parking. She stated the site was an infill project and a unique opportunity for the neighborhood. She stated the neighborhood did not want to see th e building remain empty. She stated the neighborhood association had passed a resolution in support of the development. She read the resolution into the record for the Commissioners. Mr. Farris Hensley addressed the Commission with concerns. He stated he was not notified of the request and felt if the developers had come to him his concerns could have been addressed. He stated he contacted the Alert Center to get the presidents name and number but was only given an e-mail address. He stated he did not get any response from e-mails sent to the address provided. He stated his concern was the placement of 38 apartments in a historical neighborhood. He questioned the available parking in the neighborhood. He stated he felt the developers and the neighb orhood association should have reached out to more of the homeowners in the area. October 12, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5380-D 11 Mr. Robert Walker addressed the Commission with concerns. He stated Brown Street was one-way because City planners did not plan for the street width and made the street to narrow for two-way traffic. He stated he was not opposed to the conversion of the school but felt the developers were trying to maximize the profit on the back of the neighborhood. He stated the developers were not providing adequate parking and were using City property to provide parking. He stated Johnson Street was closed to keep the children from the school from getting run -over as they were going to Lamar Porter Field for activities. He stated the street should be reopened since the school no long er needed the limited access. He stated the development should be done with larger apartments so that families could live in the apartments. Ms. Ruth Bell, League of Women Voters, addressed the Commission in opposition of the request. She stated the multi-family portion of the development was a great addition to the neighborhood but she was concerned with the restaurant. She stated the playground space was an added addition to the development. She stated a full service restaurant with 75 to 80 seats would generate traffic at a rate of one (1) to two (2) times the number of seats. She stated in the restaurant business it was all about turning tables. She stated the tables would be turned one (1) to two (2) times per serving period, lunch and dinner. She stated that would mean more than 160 trips during the noon peak and same for the dinner hour. She stated persons leaving the restaurant at night could be loud and there would be slamming of car doors which could impact the nearby homes. Mr. Fowler stated redevelopment was never easy clear or simple. He stated the goal of an open house was to reach the homes directly impacted. He stated he personally placed over 150 notices on the area homes. He stated the company was in business for a profit but the profit was not being made on the backs of the residents. He stated the last thing the neighborhood needed was for the building to be fenced and chained. He stated once this occurred it took a long time for the redevelopment to occur. He stated the restaurant was an important part of the development. He stated without the restaurant the numbers did not work for the multi -family portion of the development. He stated without the retail portion of the development the development would not occur. There was a general discussion by the Commission concerning the development, the proposed rents, the number of units necessary for the development to occur. Mr. Fowler stated the rents would be around $600 per month. He stated the units were small around 450 square feet and the market would dictate the number of units needed in the area. It was noted to allow development to occur it was a give and take and if the only way the project would occur was with the retail portion then the retail should be included in the project. A motion was made to approve the request including all staff recommendations and comments except that of denial. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. October 12, 2017 ITEM NO.: 7 FILE NO.: Z-7432-A NAME: Houston Electric Revised Short-form PD-C LOCATION: Located at 1901 West 2nd Street DEVELOPER: Houston Electric Company 1904 West 3rd Street Little Rock, AR 72205 SURVEYOR: Edward Lofton Engineering/Surveying 15415 Oakcrest Little Rock, AR 72206 AREA: 0.13 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 48 CURRENT ZONING: PD-C ALLOWED USES: Commercial vehicle parking for an adjacent business PROPOSED ZONING: Revised PD-C PROPOSED USE: Allow the existing covered canopies/storage container to remain and allow areas of outdoor storage of materials VARIANCE/WAIVERS: None requested. BACKGROUND: Ordinance No. 18,926 adopted by the Little Rock Board of Directors on September 2, 2003, rezoned the site from R-3, Single-family to PD-C, Planned Development Commercial. The applicant proposed the zoning to allow the owner to upgrade and improve an existing parking lot. The lot adjoined 1904 West 3 rd Street, the then office of Houston Electrical Contractors. The site had been being used as a commercial parking lot for Houston Electric’s vehicles. The Board of Directors also approved a request for the closure of the portion of alley that adjoined the lot running north/south. In addition a October 12, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-7432-A 2 waiver of required street improvements to West 2 nd Street was approved due to no access was being taken or was contemplated from West 2 nd Street to the lot. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to amend the pr eviously approved PD-C, Planned Development Commercial, to allow the two (2) existing covered storage areas and the storage container to remain on the site as well as continue to use the lot for commercial vehicle parking. The lot also contains an area of outdoor storage of materials. B. EXISTING CONDITIONS: The site is currently being used by Houston Electric Company as a parking lot and storage. The home to the west of the site is being rehabbed as a duplex. Further to the west of the site is a p roperty approved as a PD-C for a beauty salon but appears to be residential with no commercial business. The area to the north of the site continues to serve as single-family and two family dwellings. The area to the south of the site faces West Markham Street and is non-residential uses both commercial and office. Across West Markham Street is the State Capitol complex. 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 West 2nd Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. If a new access is proposed to be taken in the future from West 2 nd Street or the property is further developed in the future, provide design of street conforming to the Master Street Plan. Construct one-half street improvements to West 2nd Street including 5-foot sidewalks with the planned development. The new back of curb should be located 15.5 feet from the street centerline. October 12, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-7432-A 3 E. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: Sewer available to the site. Easement must be retained for existing 6-inch sewer main. 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 is an existing power line running along the south side of West 2 nd Street and another extending from the Battery Street. 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 Lit tle Rock Fire Department is required. 3. Contact Central Arkansas Water regarding the size and location of the water meter. 4. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. 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 501.377.1 226 if you would like to discuss backflow prevention requirements for this project. 5. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. October 12, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-7432-A 4 Fire Department: No comment. Parks and Recreation: No comment received. County Planning: No comment. F. Building Codes/Landscape: Building Code: No comment. Landscape: No comment. G. Transportation/Planning: Rock Region Metro: Location is served by METRO on route 1 & 8 Pulaski Heights and Rodney Parham. We have no objections to an addition to the storage yard. Planning Division: This request is located Heights Hillcrest Planning District. The Land Use Plan shows Office (O) for this property. The office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The applicant has applied for a revision to an existing PD-C (Planned Development Commercial) to allow outdoor storage of materials. Master Street Plan: West 2nd Street and North Battery Street are both shown as Local Streets 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. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. H. SUBDIVISION COMMITTEE COMMENT: (September 20, 2017) The applicant was present. Staff presented an overview of the item stating there were few outstanding technical issues in need of addressing related to the request. Staff stated the applicant was seeking approval to allow the site to be used for storage of materials in addition to the storage of vehicles. Public Works comments were addressed. Staff stated right of way dedication along West 2nd Street was required per the Master Street Plan. Staff questioned October 12, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-7432-A 5 the alley and alley access. It was noted the alley was abandoned with the previous approval. Landscaping comments were addressed. Staff stated screening was required along the sites western boundary where adjacent to the residential use. 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. I. ANALYSIS: There were no outstanding items from the September 20, 2017, Subdivision Committee meeting in need of addressing via a revised site plan. The applicant is requesting to amend the previously approved PD-C, Planned Development Commercial, to allow an outdoor area of materials storage and to allow the two (2) existing covered storage areas and the storage container to remain on the site. The applicant is also proposing to continue to use the lot for commercial vehicle parking. Staff is not supportive of the applicant’s request. The site is located adjacent to residential immediately to the west of this site. The neighborhood is transitioning and is becoming a desirable residential area. The homes to the north are being renovated for residential use. Staff does not feel this area is the proper location for an area of outdoor storage. J. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (OCTOBER 12, 2017) Mr. Keith Weeks was present representing the request. There was one registered objector present. Staff presented the item with a recommendation of denial. Mr. Weeks addressed the Commission stating the area was used for parking of vehicles and later the covered storage and storage container were added to reduce theft. He stated the site had become overgrown but the business had since cleaned the site. He stated he would reserve his time for the opposition. October 12, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-7432-A 6 Ms. Danielle Ray addressed the Commission in opposition of the request. She stated the neighborhood association had voted to not support the request to allow the site to continue to be used as outdoor storage. She stated the condition of the site had been brought to her attention and she forwarded pictures and letters to City Director Webb. She stated once this occurred the site was placed under enforcement at which time the owner decided to start to clear the lot. She stated the lot was lo cated adjacent to a residence. She stated the site should not be allowed outdoor storage. She then read to the Commission a resolution which had been approved by the neighborhood association members. Mr. Weeks stated the site had gotten in bad shape b ut once brought to their attention the site had been cleaned. He stated if approved his company would make a point to keep the site clear. A motion was made to approve the request including all staff recommendations and comments except that of denial. The motion failed by a vote of 0 ayes, 9 noes and 2 absent. October 12, 2017 ITEM NO.: 8 FILE NO.: Z-7517-B NAME: Highway 10 Storage Center Revised Long-form PCD LOCATION: Located at 9300 Ferndale Cut-off DEVELOPER: Meramec Specialty Company Attn. Kevin Bailey P.O. Box 1150 West Memphis, AR 72303 SURVEYOR/ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 7.25 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: N/A PLANNING DISTRICT: 30 CENSUS TRACT: 42.02 CURRENT ZONING: PCD PROPOSED ZONING: Mini-warehouse PROPOSED USE: Revised PCD VARIANCE/WAIVERS: Allow the seasonal sale of fireworks two (2) times per year. BACKGROUND: Ordinance No. 18,995 adopted by the Little Rock Board of Direct ors on December 2, 2003, rezoned this 7.25-acre tract from R-2, Single-family to C-3, General Commercial District. The rezoning was in conjunction with the City of Little Rock initiated Extraterritorial Planning Jurisdiction expansion. The zoning ordinan ce stated the property was to develop in compliance with the Highway 10 Design Overlay District or be developed through the Planned Zoning Development, PZD, process. Ordinance No. 21,253 adopted by the Little Rock Board of Directors on June 28, 2016, rezoned the property from C-3, General Commercial District, to PCD, Planned Commercial Development, to allow the development of this site with mini -warehouse. October 12, 2017 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-7517-B 2 The property contained 7.25-acres and was undeveloped. The storage center was proposed containing 13 buildings constructed in five (5) phases. The buildings were proposed both climate and non-climate controlled. The buildings ranged in size from 2,325 square feet to 13,200 square feet. The request included advanced grading of the site. The approval allowed the grading of the entire site with the construction of the first phase. A deferral of the boundary street improvements to Ferndale Cutoff was approved and was to be developed with the last phase of construction. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to amend the previously approved PCD, Planned Commercial Development, to allow the seasonal sale of fireworks on the site. The applicant indicates the seasonal sale of fireworks will occur two (2) times per year. The sales area is located within the Phase 5 portion of the development. Upon construction of the Phase 5 units the sale of fireworks will be discontinued. B. EXISTING CONDITIONS: The mini-warehouse development is currently under way. The property to the east is being used for outdoor playground equipment sales. North of the site is the West Pulaski County Volunteer Fire Department. To the south of the site are single-family homes. Further to the west along Cantrell Road at the Barrett Road intersection is a commercial node containing a small grocery, a church, a contractor’s office and small portable building sales. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site were notified of the public hearing. There is no contact information for the Greystone Property Owners Association in the City’s neighborhood association contact listing. D. SUBDIVISION COMMITTEE COMMENT: (September 20, 2017) Mr. Brian Dale of White-Daters and Associates was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues in need of addressing related to the site plan. Staff questioned the times the fireworks would be sold and if the fireworks sales would be discontinued when the Phase 5 portion of the development was completed. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. October 12, 2017 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-7517-B 3 E. ANALYSIS: The applicant submitted a revised cover letter to staff addressing comments raised at the September 20, 2017, Subdivision Committee meeting. The applicant has indicated the dates and times of the fireworks sales. The applicant has also indicated upon the development of the final phase of the mini-warehouses the fireworks sales will be discontinued. The request is to amend the previously approved PCD, Planned Commercial Development, to allow the seasonal sale of fireworks on the site. The app licant indicates the seasonal sale of fireworks will occur two (2) times per year. The applicant indicates the sales will occur during the July 4th holiday from June 20th through July 10th and the Christmas/New Year season from December 10th through January 5th each year. The State of Arkansas allows fireworks to be sold 24-hours per day during the July 4 th and Christmas/New Year seasons. The applicant notes the hours for this location will be limited to 7:00 am to 1:00 am, seven (7) days per week during the time specified. The sales area is located within the Phase 5 portion of the approved mini-warehouse development. The owner of the property states the sale of fireworks will be leased on a year to year basis. He states upon construction of the Phase 5 portion of the mini-warehouse development the sale of fireworks will be discontinued. Staff is supportive of the applicant’s request. The site has a history of fireworks sales. The site is located outside the City limits of Little Rock but with in the City’s Extraterritorial Planning Jurisdiction. The underlying zoning of the property is C-3, General Commercial District which does allow for the sale of fireworks provided the site is located outside the corporate limits of Little Rock. To staff ’s knowledge there are no outstanding technical issues associated with the request. Staff feels the allowance of the fireworks sales as proposed is appropriate for this site. F. STAFF RECOMMENDATION: Staff recommends approval of the request to allow the sale of fireworks from this site two (2) times per year as proposed by the applicant. PLANNING COMMISSION ACTION: (OCTOBER 12, 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 sale of fireworks from this site two (2) times per year as proposed by the applicant. There October 12, 2017 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-7517-B 4 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. October 12, 2017 ITEM NO.: 9 FILE NO.: Z-8860-A NAME: Hansen Revised Short-form PD-O LOCATION: Located at 400 North Van Buren Street DEVELOPER: Cora Crain 209 Brown Street Little Rock, AR 72205 SURVEYOR: Brooks Surveying 20820 Arch Street Little Rock, AR 72065 AREA: 0.12 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.01 CURRENT ZONING: PD-O ALLOWED USES: Recognize existing office use – the residential uses remain zoned R-3, Single-family PROPOSED ZONING: Revised PD-O PROPOSED USE: Add massage therapy as an allowable use VARIANCE/WAIVERS: None requested. BACKGROUND: Ordinance No. 20,750 adopted by the Little Rock Board of Directors on July 16, 2013, rezoned the site from R-3, Single-family to PD-O, Planned Development Office, to recognize an existing office user located in one (1) of the buildings on the site. The hours of operation approved were from 8:00 am to 5:30 pm Monday through Friday. There were no exterior modifications to the structure or parking areas proposed. The site contained a paved parking pad along Van Buren for a single car. October 12, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-8860-A 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to amend the previously approved PD-O, Planned Development Office, to add massage therapy as an allowable use for the site. The applicant is a licensed massage therapist, certified Doula and childbirth education, specializing in prenatal and postpartum massage. Other services to be provided are yoga classes for postpartum and beyond to promote balance in body, mind and spirit. The regular business hours are weekdays from 9 am – 5 pm and by appointment only. The applicant indicates the classes will average six (6) persons not to exceed ten (10). Classes will be held two (2) to three (3) nights per week lasting one (1) to two (2) hours with an ending time of 8:30 pm. The applicant indicates the possibility of one (1) Saturday class and the occasional massage by appointment. B. EXISTING CONDITIONS: The site contains three (3) buildings. The building fronting North Van Buren Street is a vacant office space. The structures fronting C Street are single-family residences. Only the office structure was rezoned. Along Van Buren Street there are a couple of non-conforming buildings located between West Markham Street and Kavanaugh Boulevard. 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: 1. If the damaged driveway off Van Buren Street is proposed to be used by the health studio, the driveway apron should be reconstructed to conform to City of Little Rock standard details. 2. No right-of-way dedications are required due to the structures that would be located within the new area to be dedicated. E. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: This property is currently served by sewer. Contact Little Rock Water Reclamation Authority for additional information. October 12, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-8860-A 3 Entergy: Entergy does not object to this proposal. Service is already being provided to this 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 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. Contact Central Arkansas Water regarding the size and location of the water meter. 5. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 6. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. Fire Department: Full plan review. October 12, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-8860-A 4 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 aspha lt, 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 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 October 12, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-8860-A 5 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 acce ss 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. 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. October 12, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-8860-A 6 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 8. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fi re Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. F. Building Codes/Landscape: Building Code: No comment. Landscape: No comment. G. Transportation/Planning: Rock Region Metro: Location is currently served by METRO on routes 1, 5 & 8 and is centrally located to the transit system. We have no objections to this conditional use. Planning Division: This request is located in Heights Hillcrest Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. 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 revision to the previously approved PD-O, Planned Development Office, to add a Health Studio and Spa to the allowed uses. This request is within the Hillcrest Overlay District. October 12, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-8860-A 7 Master Street Plan: East of the property is North Van Buren Street and it is shown as a Minor Arterial Street on the Master Street Plan. South of the property is C Street and it is shown as a Local Street on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on North Van Buren Street since it is a Minor Arterial. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site Bicycle Plan: There are no bike routes shown in the immediate vicinity. H. SUBDIVISION COMMITTEE COMMENT: (September 20, 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 signage plan. Staff stated the site was located within the Hillcrest Design Overlay District which did allow street parking to count towards the required parking for a development. Public Works comments were addressed. Staff stated any broken curb, gutter or sidewalk damaged in the public right of way would require repair and replacement prior to the issuance of a building permit. Staff stated no right of way dedication was required due to the structure location which would be located in the right of way if a dedication was provided. 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. I. ANALYSIS: The applicant submitted a revised cover letter to staff address ing the technical issues associated with the request raised at the September 20, 2017, Subdivision Committee meeting. The applicant has indicated signage will be placed on the awning and will comply with the typical development standards of the zoning ordinance. The zoning ordinance within the commercial zones allows for one (1) awning sign per occupancy not to exceed fifty (50) percent of the surface area of the awning. October 12, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-8860-A 8 The request is to amend the previously approved PD -O, Planned Development Office, to add massage therapy as an allowable use for the site. The massage therapy services are offered by appointment only and typically do not overlap with the next client. Other services proposed are yoga classes. The applicant indicates the classes will average six (6) persons not to exceed ten (10). Classes will be held two (2) to three (3) nights per week lasting one (1) to two (2) hours with an ending time of 8:30 pm. There is a single driveway extending form North Van Buren Street to the site allowing for one (1) on-site parking space. The site is located within the Hillcrest Design Overlay District which allows credit for street parking at a rate of one (1) space per ten (10) linear feet of street frontage. Parking is not allowed on North Van Buren Street. Parking is allowed on C Street. The property has 70-feet of frontage which allows for seven (7) parking spaces. The building contains 935 square feet of floor area. Based on the use of the property with a massage therapy business four (4) parking spaces would typically be required (1 parking space per 200 gross square feet of floor area). Within the Hillcrest Design Overlay District the required parking is allowed to be reduced by 50 percent which would result in two (2) parking spaces being required. The regular business hours are weekdays from 9 am – 5 pm and by appointment only for the massage therapy service. The yoga classes are proposed ending by 8:30 pm. The applicant indicates the possibility of one (1) Saturday yoga class and the occasional massage by appointment also on Saturday. Staff has concerns with the proposed use of the site. The site was previously approved for general and professional office use which were the most recent uses of the property. Staff feels to add the use as proposed is an increase in intensity and does not comply with the intent of the original approval which recognized the historic uses of the site. J. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (OCTOBER 12, 2017) Ms. Cora Crain was present representing the request. There was one (1) registered objector present. Staff presented the item with a recommendation of denial. Ms. Crain addressed the Commission stating she was a resident of Hillcrest and her children were in school a few blocks from this site. She stated she was the sole owner and operator of the business. She stated there were no employees of the business. October 12, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-8860-A 9 She stated she had researched the history of the site an d the site was originally built as a neighborhood grocery store. She stated in the 70’s the site had been used as a pet grooming business. She stated other uses included a fabric store, design and interior service real estate office and general office. She stated her appointments were one (1) on one (1) with an occasional couples session. She stated she had the support of the neighborhood and many others. She stated the Commission had been provided with copies of letters of support from nearby neighbo rs. She stated the request was a small revision to the PD-O zoning and was less intensive than when the real estate office operated from the site. Mr. Alfred Hundley addressed the Commission in opposition of the request. He stated he owned the house to the west of this site and parking had historically been a problem. He stated his frontage was only 34-feet which impacted his homes ability to parking in front of the home. He stated he was not in opposition to the business but he was not supportive of allowing the business without parking. Ms. Ruth Bell, League of Women Voters, addressed the Commission in opposition of the request. She stated she was not opposed to the use but the multiple persons in the classes could create a parking demand on the neighborhood. She stated there were a number of cars currently parking on C Street. She stated classes to 7 pm at night could be a problem There was a general discussion by the Commission concerning parking and parking in general in the area. The Commission noted this was Hillcrest, the streets were narrow and parking was always a concern but somehow the neighborhood continued to thrive. A motion was made to approve the request subject to all staff recommendations and comments except that of denial. The motion carried by a vote of 8 ayes, 1 no and 2 absent. October 12, 2017 ITEM NO.: 10 FILE NO.: Z-9257 NAME: Big Rock Plaza Long-form PCD LOCATION: Located on the Northwest corner of Pleasant Hill Road and Vimy Ridge Road DEVELOPER: Big Rock Development 12506 Vimy Ridge Road Alexander, AR 72002 ENGINEER: Big Rock Development 12506 Vimy Ridge Road Alexander, AR 72002 AREA: 23.26 acres NUMBER OF LOTS: 5 FT. NEW STREET: 1,400 LF WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 41.04 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PCD, Planned Commercial Development PROPOSED USE: Mixed use – Retail, Office and Elderly Housing VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is seeking approval of a rezoning from R-2, Single-family to PCD, Planned Commercial Development, to allow the development of the site as a mixed use development. The applicant is proposing a five (5) lot s ubdivision. Lot 1 is proposed containing 2.66-acres. Lot 1 is proposed for development with a 16,000 square foot retail building utilizing C-3, General Commercial District uses. Lot 2 is proposed containing 6.09-acres developed with a 43,600 square foot building. The lot is proposed utilizing C-3, General Commercial District uses October 12, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-9257 2 and/or a grocery store. Lot 3 is proposed containing 2.76 -acres. The lot is proposed with a 30,000 square foot four (4) bay retail strip center utilizing C -3, General Commercial District uses. Lot 4 is proposed containing 4.31 -acres developed with a 46,000 square foot assistance living center. Lot 5 is proposed containing 7.7-acres. The development plan for Lot 5 consist of 35 buildings, 100-feet by 20-feet, of mini-warehouse. The development is proposed with a new public street. The street is proposed with a back of curb to back of curb width of 51 -feet. The street is proposed as a divided median street. B. EXISTING CONDITIONS: The site is a tree covered site with frontage on Pleasant Hill Road and Vimy Ridge Road. Both streets are substandard streets with no curb, gutter or sidewalk in place and open ditches for drainage. The area to the south of this site is predominately single-family homes located on large lots. The area to the north is developing as an attached residential community by this developer. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Alexander Road Neighborhood Association, the Quail Run Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Vimy Ridge 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. Pleasant Hill Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. (Unless the collector street is moved to the north through this proposed development.) 3. The proposed commercial street should be constructed within a 60 foot wide right-of-way and 36 feet width from back of curb to back of curb with sidewalks on both sides and access ramps at intersections. The proposed median lengths may be altered from approved plans to provide sufficient left turn lane stack depending on estimated traffic generation from the adjacent development. 4. A 20 foot radial dedication of right-of-way is required at the intersection of Vimy Ridge Road and Pleasant Hill Road. October 12, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-9257 3 5. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Vimy Ridge Road including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from centerline. The proposed sidewalk may be required to be placed on the north side of the Centerpoint gas pipeline station. A left turn lane should be provided on north bound Vimy Ridge Road. 6. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Pleasant Hill Road including 5-foot sidewalks with the planned development. The new back of curb should located 13 feet from centerline of the existing street. The new sidewalk maybe required to be placed on the north and west sides of the Centerpoint gas pipeline 7. A grading permit in accordance with Section 29 -186 (c) and (d) will be required prior to any land clearing or grading activities a t 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 the lots with the construction of the street? 8. Per Section 29-102 an evaluation should be conducted on the basis of existing downstream development and any analysis of stormwater runoff with and without the proposed development. If the proposed development will cause or increase downstream flooding conditions, pro vision to minimize such flooding should be included in the design of the storm management improvements. Such provisions may include downstream improvements and/or detention of stormwater runoff and its regulated discharge to the downstream stream storm drainage system. 9. 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 local property owner's association and detailed in the bill of assurance. 10. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 11. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 12. 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. October 12, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-9257 4 13. Street names and street naming conventions must be approved by Public Works. Contact Glenn Haley, 501.371.4537 or ghaley@littlerock.gov. 14. A turnaround must be provided at the end of the proposed street until a through connection is made. 15. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 16. 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. 17. 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. 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. Driveway spacing on commercial streets is 250 feet from intersecting street right-of-ways and other driveways. 19. Show the location of Huff Lane on the proposed plan located the east side of Vimy Ridge Road. 20. All driveways shall be concrete aprons per City Ordinance. 21. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 22. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). E. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: Sewer main extension required with easements if new sewer service is required for this project. Capacity analysis required. EAD Analysis required. 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 on the property based on the information provided. However, there is an existing three phase, overhead power line running along the west side of Vimy Ridge Road which may be in conflict with proposed road widening related to the project. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. October 12, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-9257 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 revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 5. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 6. 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. 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. October 12, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-9257 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. 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. October 12, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-9257 7 6. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 a. D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. b. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. c. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. d. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. 7. Dead Ends. Maintain fire apparatus access roads at dead end location s 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. 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. October 12, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-9257 8 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys 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. 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. 10. 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. October 12, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-9257 9 F. Building Codes/Landscape: 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 Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) the full width requirement but in no case less than nine (9) feet. The maximum dimension required shall be fifty (50) feet. The average depth of Lot 5 is approximately 450 feet a minimum twenty-seven (27) foot street buffer will be required adjacent to the Pleasant Hill Road right-of-way. 3. A land use buffer six (6) percent of the average width/depth of the lot will b e required when an adjacent property has a dissimilar use of a more restrictive nature. The properties to the north and west are zoned R-2, Single-family. The maximum dimension required shall be fifty (50) feet. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot coun t toward fulfilling this requirement. Existing and planted vegetation may be used to achieve the required screening. In addition to the required screening, buffers are to be landscaped at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet. The approximate average depth of the Lots 1, 3, 4 is approximately 360 feet. A minimum twenty-two (22) foot buffer adjacent to the north property line will be required. The approximate width of Lot 5 is 680 feet. A minimum forty-one (41) foot buffer adjacent to the west property line will be required. 4. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 5. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right -of-way of any street. This strip shall October 12, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-9257 10 be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 6. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 7. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. Transportation/Planning: Rock Region Metro: METRO does not currently serve this location but it is in our long range plans. Our only concern for the plan as presented if the need to provide sidewalks throughout the complex for access to future trail and transit routes. The site is located near the Southwest trail which will provide a short bicycle commute to the existing transit route. Sidewalks are included in the promotional renderings but no the plans. Planning Division: This request is located in Otter Creek Planning District. The Land Use Plan shows Residential Medium (RM) and Residential Low Density (RL) for this property. The Residential Medium Density (RM) category accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi-family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. 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 PCD (Planned Commercial Development) to allow C-3 uses, a mini-warehouse and assisted living facility. Master Street Plan: South of the property is Pleasant Hill Road and it is shown as a Collector Street on the Master Street Plan. Plan. East of the property is Vimy Ridge Road and it is shown as a Minor Arterial Street on the Master Street Plan. The primary function of a Collector Road is to provide a connection from Local Streets to Arterials. 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 Vimy Ridge Road since it is a Minor Arterial. October 12, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-9257 11 These streets may require dedication of right -of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. H. SUBDIVISION COMMITTEE COMMENT: (September 20, 2017) The applicant was present. Staff presented an overview of the item stating there were a number of outstanding technical issues in need of addressing. Staff requested the proposed signage plan, the days a nd hours of operation, the hours of dumpster service and the location, height and materials of any proposed fencing. Public Works comments were addressed. Staff stated Vimy Ridge Road was classified on the Master Street Plan as a minor arterial which would require right of way dedication to 45-feet from centerline. Staff stated the proposed commercial street should be constructed within a 60-foot right of way and 36-feet width from back of curb to back of curb with sidewalks on both sides and access ramps at intersections. Staff stated the proposed median lengths may be altered from the approved plans to provide sufficient left turn stack depending on estimated traffic generations from the adjacent development. Landscaping comments were addressed. Staff stated with the site development it would be necessary to comply with the landscape and buffer ordinances. Staff stated screening was required adjacent to less restrictive uses such as the residential to the north and the west. Staff stated developments of two (2) or more acres would require a landscape plan stamped with the seal of a landscape architect. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agenc ies 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. I. 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 days and hours of operation, the location of any proposed dumpsters, the hours of dumpster service and the height and materials of the proposed fencing The request is a rezoning of the site from R-2, Single-family to PCD, Planned Commercial Development, to allow the development of the site as a mixed use development. The applicant is proposing a five (5) lot subdivision. Lo ts 1 - 3 will October 12, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-9257 12 be developed utilizing the C-3, General Commercial District uses as allowable uses. Lot 4 is indicated as elderly housing and Lot 5 with mini-warehouse. Lot 1 is proposed containing 2.51-acres. Lot 1 is proposed for development with a 16,000 square foot retail building utilizing C-3, General Commercial District uses. Lot 2 is proposed containing 6.09-acres developed with a 43,600 square foot building. The lot is proposed utilizing C-3, General Commercial District uses and/or a grocery store. Lot 3 is proposed containing 2.73 -acres. The lot is proposed with a 30,000 square foot four (4) bay retail strip center utilizing C -3, General Commercial District uses. Lot 4 is proposed containing 4.31 -acres developed with a 46,000 square foot assistance living facility. Lot 5 is proposed containing 7.56-acres. The development plan for Lot 5 consists of 35 buildings, 100-feet by 20-feet, of mini-warehouse. The development is proposed with 1,400 linear feet of new public street. The street is proposed with a back of curb to back of curb width of 51 -feet. The street is proposed as a divided median street. The street is proposed with a two (2) foot curb, a five (5) foot bike lane, an eleven (11) foot driving surface, a 15-foot median, a eleven (11) foot driving lane, a five (5) foot bike lane, a two (2) foot curb. The applicant indicates each of the lots will have individual signs. The signs are proposed as monument signs with a maximum height of six (6) feet and a maximum sign area of 36 square feet. Building signage is proposed consistent with signage allowed in commercial zones or a maximum of ten (10) percent of the front façade area. Corner lots will be allowed signage on each façade with public street frontage. The hours of operation for the retail portion of the development are from 6 am to 10 pm seven (7) days per week. The grocery building hours will vary from 6 am to 10 pm, depending on the building tenant. The retail/restaurant portion of the development is proposed from 8 am to 10 pm also depending on the tenant. The mini-warehouse portion of the development will have 24-hour key pad access. The office hours are typical office hours, 8 am to 6 pm Monday through Friday. The applicant indicates an on-site manager residences is included in the request. The plan notes each lot will have a dumpster. The dumpster hours of service are limited to 7 am to 6 pm Monday through Friday. Each of the dumpsters will be screened to meet the typical ordinance requirements. The plan indicates all site lighting will be low level and directional, directed downward and into the site. The height of the parking lot poles will be limited to lessen the potential impact to adjacent properties. The maximum building height proposed is 35-feet. October 12, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-9257 13 The applicant indicates the grocery building will begin construction in the summer of 2018. The mini-storage is also proposed for construction in the summer of 2018. The retail/restaurant proposed on Lot 1 is proposed for construction in the fall of 2018. The retail building located on Lot 3 is proposed for construction in the summer of 2019 and the assisted living is proposed for construction in the summer of 2019. The mini-warehouse portion of the development is proposed in a single phase. The applicant indicates screening will be provided along the northern and southern perimeter via dense evergreen plantings and/or solid board fences or walls. The applicant states a 50-foot undisturbed buffer will be provided along Pleasant Hill Road to provide the proper screening for the mini-warehouse development. The mini-warehouse portion of the development is proposed with chain link fencing a maximum of eight (8) feet in height. Staff is supportive of the applicant’s request. The applicant is seeking approval of a rezoning from R-2, Single-family Residential to PCD, Planned Commercial Development to allow the development of a commercial node at the intersection of the future collector street and Vimy Ridge Road. The commercial is proposed to serve the newly developing townhouse community to the north as well as residents in the area. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the development of the site as proposed by the applicant is appropriate. J. 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: (OCTOBER 12, 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. October 12, 2017 ITEM NO.: 11 FILE NO.: Z-9258 NAME: H-D-T, LLC Short-form PD-R LOCATION: Located at 1018 and 1022 Lewis Street DEVELOPER: H-D-T, LLC P.O. Box 55524 Little Rock, AR 72205 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.14 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF WARD: 2 PLANNING DISTRICT: 9 CENSUS TRACT: 18 CURRENT ZONING: R-3, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: Allow the creation of individual lots for the two (2) existing homes VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting to rezone the property from R -3, Single-family to PD-R, Planned Development Residential, to create a plat/plan for the two (2) existing homes located on the property. The lots were originally platted as north/south lots but have developed fronting Lewis Street (east/west). The lots have 138-feet of frontage along Lewis Street and 86.66 feet of frontage along West 11th Street. October 12, 2017 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-9258 2 The new Lot 1 is proposed with 68.02-feet of frontage on Lewis Street and a depth of 86.71 feet. Proposed Lot 2 is indicated with 69.98 feet of frontage along Lewis Street and a depth of 86.66 feet. The lot area proposed for Lot 1 is 5,898 square feet. The lot area for proposed Lot 2 is 6,064 square feet. The front setback for proposed Lot 1 is 18 -feet. The front setback for proposed Lot 2 is 15-feet. There is an existing carport located on the newly created common property line which will remain. The property line is proposed through the carport structure with each lot owning a portion of the carport structure. The lots will share a common driveway from Lewis Street to the carport structure. B. EXISTING CONDITIONS: The area is predominately single-family with several new homes recently developed. There is a grocery store located across Lewis Street fronting on West 12th Street. There is a daycare center located across Lewis Street from this site. There are no sidewalks along West 11 th Street. There are sidewalks along Lewis Street. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Forest Hills Neighborhood Association and the Hope Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Lewis Street and West 11th Street. E. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: Separate sewer service required for each lot. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. Service is already being provided to both of these properties. There do not appear to be any conflicts with existing electrical facilities. Contact Entergy in advance to discuss any changes to electrical service requirements, or adjustments to existing facilities (if any) as this proposal proceeds. October 12, 2017 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-9258 3 Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objections. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: No comment. F. Building Codes/Landscape: Building Code: No comment. Landscape: No comment. G. Transportation/Planning: Rock Region Metro: Location is served by METRO on route 3 Baptist Hospital, a high ridership route. Provide missing sidewalk along 11th Street and improve existing sidewalk to provide access to the transit route. Planning Division: This request is located in I-630 Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. The Residential Low Density category provides for single family homes at densities not to exceed six (6) units per acre. Such residential development is typically characterized by conventional single family homes, but may include patio or garden homes and cluster homes, provided that the density remain less than six (6) units per acre. The applicant has applied for a rezoning from R -3 (Single-Family District) to PD-R (Planned Development Residential) to allow a lot to be split with one (1) house on each resulting lot. Master Street Plan: West 11th Street and Lewis Street are both shown as a Local Streets 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. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. October 12, 2017 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-9258 4 H. SUBDIVISION COMMITTEE COMMENT: (September 20, 2017) The applicant was present. Staff presented an overview of the item indicating there were few outstanding technical issues associated with the request. Staff stated the request was to allow the lots to be reconfigured to allow each of the homes to sit on an individual lot. Public Works comments were addressed. Staff stated a radial dedication was required at the intersection of the two (2) streets. 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. I. ANALYSIS: There were no items raised at the September 20, 2017, Subdivision Committee meeting which required the applicant to submit a revised site plan. The applicant has indicated at the time of final platting a radial dedication of right of way will be provided at the intersection of the two (2) abutting streets. The request is to rezone the property from R-3, Single-family to PD-R, Planned Development Residential, to create a replat for two (2) existing homes located on the property. The lots were originally platted as north/south lots but the homes have developed fronting Lewis Street (east/west). The lots have 138 -feet of frontage along Lewis Street and 86.66 feet of frontage along West 11th Street. The new Lot 1 is proposed with 68.02 -feet of frontage on Lewis Street and a depth of 86.71 feet. Proposed Lot 2 is indicated with 69.98 feet of frontage along Lewis Street and a depth of 86.66 feet. The lot area proposed for Lot 1 is 5,898 square feet. The lot area for proposed Lot 2 is 6,064 square feet. The front setback for proposed Lot 1 is 18 -feet. The front setback for proposed Lot 2 is 15-feet. There is an existing carport located on the newly created common property line which will remain. The property line is proposed through the carport structure with each lot owning a portion of the carport structure. The lots will share a common driveway from Lewis Street to the carport structure. The applicant has indicated within the Bill of Assurance which will be filed with the replat provisions will be included to ensure a common agreement concerning the carport structure and the future maintenance. In addition the plat will include a shared access driveway from Lewis Street. The Bill of assurance will also address maintenance of the shared driveway. October 12, 2017 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-9258 5 Staff is supportive of the applicant’s request. The applicant is seeking a replat to allow each of the homes to sit on an individual lot. The applicant has indicated it is difficult to sell the homes as currently platted and feels the repl at will allow each of the homes to sit on a lot to be sold as individual units. To staff’s knowledge there are no remaining outstanding technical issues in need of addressing related to the proposed replat. Staff feels the replat as proposed is appropriate. J. 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: (OCTOBER 12, 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. October 12, 2017 ITEM NO.: 12 FILE NO.: Z-9259 NAME: 9025 South Heights Road Short-form PD-R LOCATION: Located at 9025 South Heights Road DEVELOPER: Manuel Beaz-Beaz 13743 Appleglenn Cove Alexander, AR 72002 SURVEYOR/ENGINEER: Laha Engineering, Inc. 6602 Baseline Road, Suite E Little Rock, AR 72209 AREA: 0.39 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 2 PLANNING DISTRICT: 14 CENSUS TRACT: 41.08 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: One (1) duplex unit 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 one (1) duplex building on the site. The applicant is propos ing the placement of ten (10) parking spaces along South Heights Road. The plan includes an area of open space along the western property line. October 12, 2017 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-9259 2 B. EXISTING CONDITIONS: The site is located on South Heights Road, a residential street which was developed prior to the area being annexed into the City limits of the City of Little Rock. There is no curb, gutter or sidewalk in place along this street. The area around this lot is developed with single-family homes. There is a large manufactured home park located to the south of this site which is also accessed by South Heights Road. 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 f or Progress 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 South Heights Road for the frontage of this property must meet com mercial 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 South Heights Road including 5-foot sidewalks with the planned development. The new back of curb should be located 15.5 feet from centerline. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right -of-way from Traffic Engineering, Travis Herbner, 501.379.1805 or therbner@littlerock.gov. 4. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 5. 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. 6. Stormwater detention will not apply to the proposed development. 7. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering, Travis Herbner, 501.379.1805 or therbner@littlerock.gov for more information. 8. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be October 12, 2017 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-9259 3 repaired by the responsible party prior to issuance of a certificate of occupancy. 9. All driveways shall be concrete aprons per City Ordinance. E. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: Sewer available to this site. Separate service required for each building. 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 is an existing single phase power line running along the east side of South Heights Road which would 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. 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. 4. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. 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 October 12, 2017 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-9259 4 Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 5. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. Fire Department: 1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 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. 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. 1. Electric gate operators, where provided, shall be listed in accordance with UL 325. 2. Gates, intended for automatic operation shall be designed, con structed and installed to comply with requirements of ASTM F 2200. 5. One- or Two-Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family dwelling residential developments. Development s 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. October 12, 2017 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-9259 5 1. Exceptions: Where there are more than 30 dwelli ng units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. 6. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. F. Building Codes/Landscape: Building Code: No comment. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) the full width requirement but in no case less than nine (9) feet. A minimum eighteen (18) foot wide buffer is required adjacent to the South Heights Road right -of-way. 3. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 4. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. Requirements for landscaping in land use buffers shall be the same as perimeter landscaping. 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. October 12, 2017 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-9259 6 5. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right -of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. Perimeter planting strips as indicated are deficient. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. Transportation/Planning: Rock Region Metro: Location is served by METRO on Route 23 Baseline, a high ridership route. We recommend providing a sidewalk for access to the transit route. Planning Division: This request is located in Geyer Springs East Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. 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 PD-R (Planned Development Residential) to allow new construction of a duplex at this location. Master Street Plan: West of the property is South Heights Road 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. H. SUBDIVISION COMMITTEE COMMENT: (September 20, 2017) The applicant was present representing the request . Staff stated there were few outstanding technical issues in need of addressing related to the site plan. Staff requested details concerning any proposed fences. Staff also requested details concerning any proposed signage. October 12, 2017 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-9259 7 Public Works comments were addressed. Staff stated a dedication of right of way to 30-feet from centerline was required along South Heights Road. Staff stated a grading permit was required prior to any land development of the site. Staff stated the City’s stormwater detention ordinance would apply to the development of the site. Staff stated all driveways were to be concrete aprons per City ordinance. Landscaping comments were addressed. Staff stated a perimeter landscape strip was required along the parking lot edges. Staf f stated in addition a minimum street buffer of nine (9) feet would be required. Staff stated screening was require along the northern and southern perimeters of 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. I. ANALYSIS: The applicant submitted a revised site plan to staff addressing the technical issues associated with the request raised at the September 20, 2017, Subdivision Committee meeting. The applicant has removed a previously proposed rear unit and is now proposing to place a single duplex unit on the site. This removes from the staff comments the requirement for street widening. Right of way dedication will still be required. 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 one (1) duplex building on the site. The applicant is proposing the placement of ten (10) parking spaces along South Heights Road. Parking for one (1) and two (2) family developments is based on one and one-half (1 ½) parking spaces per unit. Three (3) parking spaces would typically be required for the duplex. Staff does not feel the site requires the number of parking spaces as proposed. Staff feels the parking should be reduced to no more than six (6) parking spaces. The plan indicates the placement of a landscape strip along the northern and southern perimeters of 8.5-feet. The landscape ordinance would typically require the placement of a landscape strip along these perimeters of nine (9) feet. The ordinance does allow for a transfer of a portion of the landscape area to other parts of the site if the area is available. The plan includes an area of open space along the western property line. October 12, 2017 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-9259 8 The plan does not include the placement of the required street buffer. The plan as presented has more than adequate parking to serve the development of a duplex unit. Staff recommends one (1) of the parking spaces be removed along South Heights Road to allow for the proper street buffering. Staff is supportive of the applicant’s request. Based on the current plan for one (1) duplex building staff feels there will be adequate area of outdoor living space and staff also feels the one (1) building is more in keeping with the character of the neighborhood. J. 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 there be no more than six (6) park ing to serve the site and to allow for the proper street buffering. PLANNING COMMISSION ACTION: (OCTOBER 12, 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 there be no more than six (6) parking spaces to serve the site and to allow for the p roper street buffering. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes, 2 absent and 1 recusal (Commissioner Laha). October 12, 2017 ITEM NO.: 13 FILE NO.: Z-9260 NAME: Arkansas Mobile Home Village Long-form PD-R LOCATION: Located at 11511 Alexander Road DEVELOPER: Olin Wahrmund 11511 Alexander Road Mabelvale, AR 72103 SURVEYOR/ENGINEER: Laha Engineering, Inc. 6602 Baseline Road, Suite E Little Rock, AR 72209 AREA: 12.8 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 41.04 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential – Non-conforming Manufactured home park PROPOSED ZONING: PD-R PROPOSED USE: Allow the construction of accessory buildings for the tenants of the manufactured home park 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, Planed Development Residential, to allow the construction of accessory buildings for the tenants within the manufactured home park. The buildings are proposed with a maximum building square footage of 300 square feet. A maximum of 43 accessory buildings are proposed for the site. October 12, 2017 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-9260 2 B. EXISTING CONDITIONS: The site is developed as a manufactured home park located on the south side of Alexander Road just east the Vimy Ridge Road intersection. This area is predominately rural with pastures and livestock located to the north, east and west of this site. There is a single-family home with a large riding arena located west of this site. There are single-family homes located to the east of this site. Located in the general area is a FedEx distribution facility located to the northeast of this site and commercial and industrial uses located to the west of this site along Vimy Ridge Road. Alexander Road is a two (2) lane road with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Alexander Road Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. There is no contact information for the Meyer Lane Neighborhood Association in the City’s neighborhood association contact listing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Alexander 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. A 20 foot radial dedication of right-of-way is required at the intersection of Alexander Road and Hall Lane. 3. Due to the proposed use of the property, the Master Street Plan specifies that Hall Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. E. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: This development currently served by existing private sewer connected to Little Rock Water Reclamation Authority lines. 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. There do not appear to be any conflicts with existing structures, or with the addition of the accessory building with existing electrical facilities. Contact Entergy in advance to discuss any changes to electrical October 12, 2017 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-9260 3 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 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. 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. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an October 12, 2017 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-9260 4 engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. Fire Department: 1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width s hall 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. 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 provis ions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. 1. Electric gate operators, where provided, shall be listed in accordance with UL 325. 2. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 5. One- or Two-Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family dwelling residential developments. Developments of one- or two-family 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. October 12, 2017 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-9260 5 1. Exceptions: Where there are more than 30 dwelling units on a sin gle public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. 6. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. F. Building Codes/Landscape: 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 Landscape: No comment. G. Transportation/Planning: Rock Region Metro: Location is not currently served by METRO but is on our long range plan. We have no objections to recognizing an existing facility. Planning Division: This request is located in Otter Creek Planning District. The Land Use Plan shows Residential Medium (RM) for this property. The Residential Medium Density (RM) category accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi-family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The applicant has applied for a rezoning from R-2 (Singe Family District) to PD-R (Planned Development October 12, 2017 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-9260 6 Residential) to recognize an existing manufactured home park and allow the addition of accessory buildings. Master Street Plan: North of the property is Alexander Road and it is shown as a Minor Arterial Street on the Master Street Plan. South of the property is Hall Lane and it is shown as a Local Street on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Alexander Road since it is a Minor Arterial. 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: A Class II Bike Lane is shown along Alexander Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. H. SUBDIVISION COMMITTEE COMMENT: (September 20, 2017) The applicant was present. Staff presented an overview of the item stating there were no additional items necessary to complete the review process. Staff stated the applicant was requesting to construct accessory buildings for the tenants of the manufactured home park. Staff stated no other revision to the site were being request. 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. I. ANALYSIS: There were no outstanding technical issues in need of addressing related to the site plan raised from the September 20, 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 accessory buildings for the tenants of the manufactured home park. There are no other revision to the site and the applicant is not requesting to be allowed to place any additional homes as a result of the rezoning request. There are currently 43 homes located within the site. A number of the homes currently have storage buildings many of which are 8-foot by 10-foot buildings. There are a few storage buildings which are 12 -feet by 12-feet and the applicant October 12, 2017 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-9260 7 is currently constructing a storage building which is 12 -feet by 24-feet. The applicant is requesting to be allowed to construct storage buildings for each of the units (43-total) with a maximum square footage of 300 square feet each. Staff is supportive of the applicant’s request. The applicant is seeking approval of the rezoning to recognize the existing manufactured home park and to allow the addition of storage buildings for the tenants of the manufactured home park. There are no other modifications proposed for the site. To staff’s knowledge there are no remaining outstanding technical issues in need of addressing related to the request. Staff feels the rezoning to recognize the existing use and to allow the addition of storage b uildings for the tenants of the park is appropriate. J. 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: (OCTOBER 12, 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 8 ayes, 0 noes, 2 absent and 1 recusal (Commissioner Laha). October 12, 2017 ITEM NO.: 14 FILE NO.: Z-9261 NAME: Copper Run Long-form PD-R LOCATION: Located at 16901 Pride Valley Road DEVELOPER: Layman Lane LLC P.O. Box 242146 Little Rock, AR 72223 SURVEYOR/ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 43.93 acres NUMBER OF LOTS: 139 FT. NEW STREET: 5,170 LF WARD: N/A PLANNING DISTRICT: 18 CENSUS TRACT: 42.07 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R, Planned Development Residential PROPOSED USE: Single-family – Patio homes VARIANCE/WAIVERS: A variance from the City’s Land Alteration Ordinance to allow grading of future phase of the development with the development of Phase 1. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The project contains approximately 43.93 acres, 139 single-family residential lots and is located at 16901 Pride Valley Road. The northern portion of the property is a manufactured home park that will be removed with the project. The r ear of the property is undeveloped. The applicant is proposing to develop the site with a patio home residential neighborhood. The development is proposed with a mixture of 50-foot and 60-foot wide lots. The homes are proposed with brick, stone, stucco and/or hardi-board exteriors with architectural shingled roofs. October 12, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9261 2 The developer will dedicate the right of way and construct ½ street improvements to Pride Valley Road. Along the frontage, in a tract adjacent to the right of way, the applicant is proposing to construct an eight (8) foot tall brick wall with ten (10) foot columns. The request includes a variance from the City’s Land Alteration Ordinance. With the first phase of construction the entire site will be graded to make the earthwork balance and prevent the hauling of material over local streets. B. EXISTING CONDITIONS: There is a manufactured home park located along Pride Valley Road which is located within the proposed development area. This area of Pride Valley Road is rural in nature with homes located on large lots and acreage. North of the site is a single-family subdivision with homes located on 5 -acre parcels. To the northeast of the site is an office development, Southwest Power Pool and a large amount of undeveloped O-2, Office and Institutional District zoned property. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Kanis Creek Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Pride Valley Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Pride Valley Road with 5-foot sidewalk with the planned development. The new back of curb should be placed 18-feet from centerline. 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. A variance is being requested to advance grade the lots with construction of the streets and advance grade future phases with Phase 1. 4. Stormwater detention ordinance applies to this property. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owners association. October 12, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9261 3 5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. The proposed location of the mail kiosk is well planned. The proposed driveway accessing the mail kiosk should be constructed outside of the right-of-way and will not maintained by the City of Little Rock. Concrete aprons should be constructed on both ends of the driveway. Sidewalk with access ramp should be installed adjacent to the mail kiosk. 7. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Greg Simmons, Traffic Engineering 501.379.1813 or gsimmons@littlerock.gov for more information. 8. The island should be removed from the Ozark Circle cul -de-sac due to limited turn movement caused by garbage containers. 9. Street names and street naming conventions must be approved by Public Works. Contact Glenn Haley, 501.371.4537 or ghaley@littlerock.gov. “Ozark" is a repetitive name and should not be repeated within this subdivision. A second name can be added to "Ozark" if desired. 10. If the Layman Lane right-of-way is abandoned, an access easement must be extended to the south side of the secondary emergency access. A gate with Knox box must be provided at the end of the emergency access. Layman Lane should be constructed with an all -weather surface to support 75,000 lbs. at least 20 feet in width. 11. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. The proposed brick wall cannot obstruct the sight distance. 12. Traffic calming devices are required for long straight streets to discourage speeding. Devices should be installed in multiple locations on Willow Point Drive. Contact Traffic Engineering, Travis Herbner at 501.379.1805 or therbner@littlerock.gov for additional information. 13. 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. 14. All public drainage easements must be unobstructed and access provided to the public right-of-way by constructed infrastructure and/or documented on the final plat. 15. It is believed the subdivision should be designed using Layman Lane as a second improved access to Pride Valley Road. October 12, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9261 4 E. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: Outside the service boundary. No comment at this time. The development must be annexed into the City limits of Little Rock to receive sewer service for this development. Entergy: Entergy does not object to this proposa l. Single phase power lines exist along the south side of Pride Valley Road and extending into the northern edge of the development. This extension will likely need to be adjusted to accommodate the proposed development. Contact Entergy well in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. As this project builds out, then Entergy will need to upgrade its electrical facilities along Pride Valley Road in order to meet the capacity requirements of all four (4) Phases. 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. 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 f or 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 distributio n system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer . 5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 6. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. October 12, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9261 5 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. 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. 1. Electric gate operators, where provided, shall be listed in accordance with UL 325. 2. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 5. One- or Two-Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provi ded 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 October 12, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9261 6 accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. 6. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: Pulaski County will require a full subdivision review if the property is not annexed into the City of Little Rock. F. Building Codes/Landscape: 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 p oint of discharge or the inlet of an approved drainage device a minimum of 12 -inches (305 mm) plus two (2) percent. R403.1.7.4 Alternate setback and clearances. Alternate setbacks and clearances are permitted, subject to the approval of the building official. The building official is permitted to require an investigation and recommendation of a qualified engineer to demonstrate that the intent of this Section has been satisfied. Such an investigation shall include consideration of materials, height of slope, slope gradient, load intensity and erosion characteristics of slope material. Please address any questions to the building inspectors at 501.371.4833 or 501.371.4834. Landscape: No comment. October 12, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9261 7 G. Transportation/Planning: Rock Region Metro: Location is not currently served by METRO but is in our long range plans. The plan currently shows several loops and dead -end roads which make future para-transit serve expensive. Loops and dead-ends add millage which inflates costs for this mandated service. The plan also shows truncated sidewalks. Provide sidewalks on both sides of the street and all roads for future pedestrian access to the transit route. Planning Division: This request is located in Ellis Mountain Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. 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 PD-R (Planned Development Residential) to allow the development of a single family subdivision. Master Street Plan: North of the property is Pride Valley Road and it is shown as a Collector Street on the Master Street Plan. West of the property is proposed ‘West Loop’ alignment’ and it is shown as a Principal Arterial street on the Master Street Plan. The primary function of a Collector Road is to provide a connection from Local Streets to Arterials. 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 ‘West Loop’ alignment’ since it is a Principal Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class I Bike Path shown along the proposed ‘West Loop ‘alignment’. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way and/or easement is recommended. Nine-foot (9’) paths are recommended to allow for pedestrian use as well (replacing the sidewalk). H. SUBDIVISION COMMITTEE COMMENT: (September 20, 2017) Mr. Brian Dale and Mr. Scott Hurley 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 signage plan. Staff stated the note on the site plan in dicated accessory structures and fencing would be allowed per the R-2, Single-family zoning district. October 12, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9261 8 Public Works comments were addressed. Staff stated a grading permit was required prior to any site development. Staff stated traffic calming devices should be installed along the long straight streets. Staff stated the street names were to be approved by Public Works staff. Staff stated all public easements were to be unobstructed and access provided to the public right of way by constructed infrastructure and/or documented on the final plat. 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. I. ANALYSIS: The applicant submitted a revised site plan/plat plan to staff addressing most of the technical issues associated with the request. The applicant has indicated a subdivision identification sign, the allowance of accessory structures and the proposed placement of fencing within the subdivisions. The project contains approximately 43.93-acres, 139 single-family residential lots and is located at 16901 Pride Valley Road. The northern portion of the property is a manufactured home park that will be removed with the project. The rear of the property is undeveloped. The applicant is proposing to develop the site with a patio home residential neighborhood. The developer is proposing to construct the Boundary Street Improvements per the Master Street Plan for the frontage along Pride Valley Road in conjunction with the development of the subdivision. The development is proposed in four (4) phases. The developer is proposing to complete the site grading with the development of the subdivision which includes grading of the lots with the installation of the streets and basic infrastructure in the first phase. To allow the grading as proposed will require a variance from the City’s Land Alteration Ordinance. The development is proposed with a mixture of 50-foot and 60-foot wide lots. The development is proposed with a front yard and rear yard setbacks of 20 -feet on the 50-foot wide lots and a 25-foot front and rear yard setback on the 60 -foot wide lots. All lots are indicated with 5-foot side yard setbacks. The homes are proposed with a maximum building height of 35-feet. The homes are proposed containing 1,500 to 2,500 square feet. T he homes are proposed with brick, stone, stucco and or hardi-board exteriors and architectural shingled roofs. Vinyl may be used for the soffit and/or fascia. October 12, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9261 9 The applicant has indicated fences will be allowed as per the R -2, Single-family Zoning District. Fences are proposed along the rear and side yard lot lines between the required building setback line and the street right of way of six (6) feet in height. Accessory structures will be allowed per the R -2, Single-family Zoning District to include setbacks as allowed within the Single- family Zoning District. The buildable areas indicated on the proposed plat/plan are not reflective of the placement of accessory structures. The applicant is proposing to place a fence along the frontage, in a tract adjacent to the right of way, constructed as an eight (8) foot tall brick wall with ten (10) foot columns. The applicant notes a subdivision identification sign will be placed on the brick wall. The subdivision name is proposed on each wall (both s ides of the street) entering the subdivision. The sign area for each of the signs will not exceed 32 square feet. With the development of the subdivision 5,170 linear feet of new public streets will be added. The streets are proposed within a 50-foot right of way with 27-feet of pavement. Ozark Circle is proposed with a 45-foot right of way and 27-feet of pavement. Sidewalks are proposed along Willow Point Drive. No sidewalk is proposed on Ozark Circle. Upon approval of the rezoning request the applicant proposes to seek annexation to the City of Little Rock to allow the development to receive sewer service from the Little Rock Water Reclamation Authority. Staff is supportive of the applicant’s request. The applicant is seeking preliminary plat approval via a rezoning to a PD-R, Planned Development Residential, to allow the development of a single-family subdivision with lot widths and lot areas less than the typical lot width and area allowed within the R-2, Single-family Zoning District. The applicant has indicated development of a portion of the lots with widths of 50-feet rather than the typical 60-foot lot width and lot areas with an average of 5,750 square feet rather than the typical 7,000 square feet to allow for development of lots with a more affordable cost. The lots are similar in size to lots currently being developed just to the east of this site also along Pride Valley Road. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the subdivision as proposed is appropriate. J. 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. October 12, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9261 10 Staff recommends approval of the variance request from the City’s Land Alteration Ordinance to allow grading of the lots with the installation of the basic infrastructure for the subdivision. PLANNING COMMISSION ACTION: (OCTOBER 12, 2017) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request from the City’s Land Alteration Ordinance to allow grading of the lots with the installation of the basic infrastructure for the subdivision. Staff also presented the following conditions - the developer will provide the right of way dedication for the future arterial located near Tele Road, this does not include construction or a payment in -lieu for the street construction - the developer will provide a minimum pavement width of 20-feet on Layman Lane from Pride Valley Road to the boundary of the future right of way abandonment of Layman Lane to serve as secondary access for this development, this does not include the placement of curb and gutter or sidewalk, the developer will work with staff to provide an adequate turn-around for the secondary access - the right of way for Layman Lane is to be abandoned with the indicated Phase 2 portion of the proposed PRD plat - traffic calming devices are to be installed along Willow Point Drive as warranted. Mr. Graham Smith addressed the Commission on the merits of the request. He stated the development was proposed consistent with single-family development. He stated the mobile home park which had pasted its useful life would be removed. He s tated his company and partners were quality developers and would produce a well planned and designed product. Mr. Steve Giles addressed the Commission in opposition of the request. He stated he was hired by Bill and Kathy Worthen to represent their int erest in the development. He stated he had met with the neighbors and explained the zoning process. He stated the proposed land use was a concern for the area residents. He stated the number of homes proposed with one (1) access to Pride Valley Road was a concern. He stated Pride Valley Road was undersized to accommodate the traffic the subdivision would generate. He stated everyone was well aware the site would develop but they felt the density was too intense. He stated Pride Valley Road was a quiet street but with the development proposed this would no longer be the case. He stated he was in support of the advanced grading request which would limit heavy truck traffic on the substandard road. He stated the amount of impervious surface to be added wi th the subdivision was also a concern. He stated the run-off would be into Brodie Creek. He stated the development was upstream from the Worthen property and their concern was the contaminates the development would place into the stream. October 12, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9261 11 Mr. Bill Worthen addressed the Commission in opposition of the request. He stated his family owned property downstream from the proposed development. He stated they had owned the property for four (4) generations. He stated the family would like for the property to stay the way it currently was but the City was developing all around them. He stated the applicant had indicated the sewer to serve the subdivision would bisect their property which he was not in favor of. He stated the family property was a precious part of Brodie Creek. He stated drainage was a concern. He stated there would be more volume of run-off over the development. He stated this would have an impact on the eco system downstream. Mr. Allen Meier addressed the Commission in opposition of the request. He stated his concern was quality of life concerns both for the residents of the area and the new homes. He stated he was not against development but was against changing the zoning. He stated Pride Valley Road was 16 -feet wide and there were blind hills. He stated residents of the area knew to stay to the right and to go slow when traversing the hills. He stated 140 homes each with two (2) cars on a 16 -foot paved street was a concern. He stated much of Pride Valley Road was not and would no t be developed. Mr. Dave Cloud addressed the Commission in opposition of the request. He stated his home was on Tele Road which ended at his house. He stated the roads in the area were narrow. He stated his concern was with the advanced grading. He stated the property was rolling hills and he questioned the elevation change. He stated his concerns were safety and congestion on the street. Ms. Rebecca Herndon addressed the Commission in opposition of the request. She requested the Commission table the issue until more of the residents could be involved. She stated Pride Valley Road should be improved to Southwest Power Pool before the development was allowed to occur. She stated she was not against development. She requested the Commission table the issue until more persons were notified. Mr. B J White addressed the Commission in opposition of the request. He stated he bought his home on acreage. He stated he had a pond on his property. He stated Tele Road was a private road but there were constantly cars coming down the road sightseeing. He stated he was not sure how the septic would impact his pond. Mr. Clayton Parr addressed the Commission in opposition of the request. He stated his home was at 18 Mallard Point. He stated Pride Vall ey Road currently ended at his property line. He stated he was fully aware of the Master Street Plan and the future arterial street before he purchased his home. He stated Pride Valley Road was 19 -feet wide and was a chip and seal road. He stated an add itional 18-feet of pavement would be added in front of this development but the remainder of the road was unimproved. He stated the Commission had recently approved a subdivision to the west of this site which would allow 34 homes. He stated this in addition to the 140 home proposed with this development would have a great impact on Pride Valley Road. October 12, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9261 12 Mr. Graham Smith addressed the Commission stating his office was on Pride Valley Road. He stated the speed limit was posted at 25 mph. He stated the den sity proposed was 3 ½ units per acre, well less than the six (6) units allowed within the current land use designation. He stated the development would not be on septic but would be provided sewer service by the City. He stated currently the manufactured home park was on one (1) septic tank. He stated the homes would be removed, the septic tank removed and would be a benefit to the area. Mr. Brian Dale stated the development would provide stormwater detention as required by City code. He stated all drainage was to the south and would discharge to the Brodie Creek. He stated the advanced grading would allow the site to balance. He stated the site would have a three (3) percent cross slope. He stated all materials would be kept on-site. Commissioner Laha questioned if the developer could fund the improvements to Pride Valley Road similar to other cities such as Dallas. Mr. Smith stated his information indicated Dallas funded their streets through taxation. Mr. Smith stated he was building Kanis Road and would dedicate the improvements to the City. He stated he had also made improvements to Pride Valley Road and had also dedicated the improvements to the City. Commissioner Latture noted the improvements were a requirement for development. He stated he felt the same frustration as the residents of the area. He stated Kanis Road and Bowman Road were both examples of streets that needed widening but there were no funds to do so. He stated it was an issue that needed resolution but under the current development pattern the streets would only be developed as the development of adjacent property occurred. A motion was made to approve the request including all staff recommendations and comments. The motion carried by a vote of 8 ayes, 1 no and 2 absent. DATE_ M CA I ''7 PLANNING COMMISSION VOTE RECORD (,G t-j s ue' A} ,JiwL4 MEMBER BERRY, CRAIG BUBBUS, ALAN A A � BYNUM, BUELAH ✓ ;/ ,/ ,/ ✓ COX, KEITH _ ,� ✓ �/ a/ DILLON, JANET FINNEY, REBECCA HAMILTON, SCOTT ® ✓ ✓ ,� LAHA, TROY ✓ / ✓ rp LATTURE, PAUL ® ✓ / ✓ ✓ t/ MAY, BILL B. ® ✓ ✓ ✓ ,/ �/ STEBBINS, ROBERT ® ✓ ✓ ✓ ,/ Meeting Adjourned i P.M. '`/AYE NAYE LABSENTA&BSTAIN RRECUSE October 12, 2017 There being no further business before the Commission, the meeting was adjourned at 6:56 p.m. ,Q(,N *2U s?!Y-7— Date /l Chairman