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pc_11 30 2017subLITTLE ROCK PLANNING COMMISSION SUBDIVISION HEARING SUMMARY AND MINUTE RECORD NOVEMBER 30, 2017 4:00 P.M. I.Roll Call and Finding of a Quorum A Quorum was present there being eight (8) members present. II.Members Present:Craig Berry Buelah Bynum Janet Dillon Rebecca Finney Troy Laha Paul Latture Bill May Robert Stebbins Members Absent: Alan Bubbus Keith Cox Scott D. Hamilton City Attorney: Shawn Overton III.Approval of the Minutes of the October 12, 2017 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION SUBDIVISION AGENDA NOVEMBER 30, 2017 OLD BUSINESS: Item Number: File Number: Title: A. 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-1509-B Valley Springs Cottages Preliminary Plat, located on Geyer Springs Road and Valley Drive, North of Stillman Drive and South of Susanne Drive. 2. S-969-I Chenal Park Centre Revised Preliminary Plat, located at 15200 Chenal Parkway. 3. S-1798-A LaMarche Place Villas Revised Preliminary Plat, located on the Northeast corner of Forest Lane and LaMarche Drive. 4. S-1800 Sweatland Subdivision Preliminary Plat/Final Plat, located at 17501 Colonel Glenn Road. 5. S-1073-L Lot 4 Arkansas Systems Office Park Subdivision Site Plan Review, located on the Southeast corner of Arkansas Systems Drive and Chenal Parkway. 6. S-1801 Quality Outdoor Products Subdivision Site Plan Review, located at 13215 I-30. Agenda, Page Two II. PLANNED DEVELOPMENTS: Item Number: File Number: Title: 7. Z-1791-F 10 Candlewood Drive Long-form PCD, located at 10 Candlewood Drive. 8. Z-3808-B Davis Short-form PD-R, located at 5210 Mabelvale Pike. 9. Z-4093-A 8409 Geyer Springs Short-form PCD, located at 8409 Geyer Springs Road. 10. Z-6406-B T-Mobile Revised Short-form PD-C, located at 12211 West Markham Street. 11. Z-6783-A 15723 Kanis Road Long-form PCD, located at 15723 Kanis Road. 12. Z-6900-B House of Bethesda Short-form PD-C, located at 6900 Pecan Avenue. 13. Z-7783-D Miracle Development Revised Short-form POD, located at 14923 Cantrell Road. 14. Z-8559-C Wildwood Place Revised Long-form PD-R, located South of Denny Road on Wildcreek Circle. 15. Z-8716-A 24201 Burlingame Road Revised Short-form PD-O, located at 24201 Burlingame Road. 16. Z-9270 Gardner Short-form PD-R, located at 900 North Polk Street. 17. Z-9271 Ricks Short-form POD, located on the South side of Cantrell Road in the 16900 Block of Cantrell Road approximately 325 feet East of Drew Drive. III. OTHER BUSINESS: Item Number: File Number: Title: 18. LA-0074-A Bowman Road at Executive Center Advanced Grading Variance Request, located West of Bowman Road, East of the Cherry Creek Subdivision, South of Cherry Laurel Drive. November 30, 2017 ITEM NO.: A 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. November 30, 2017 SUBDIVISION ITEM NO.: A (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. STAFF UPDATE: The applicant submitted a request dated November 14, 2017, requesting withdrawal of this item. Staff is supportive of the withdrawal request. November 30, 2017 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-6323-X 3 PLANNING COMMISSION ACTION: (NOVEMBER 30, 2017) The applicant was present. There were no registered objectors present. Staff presented an overview stating the applicant had submitted a request dated November 14, 2017, requesting withdrawal of this item. Staff stated they were supportive of the withdrawal request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. November 30, 2017 ITEM NO.: 1 FILE NO.: S-1509-B NAME: Valley Springs Cottages Preliminary Plat LOCATION: Located on Geyer Springs Road and Valley Drive, North of Stillman Drive and South of Susanne Drive DEVELOPER: DHTC Development LLC 1900 E Lark Lane Nixa, Mo 65714 SURVEYOR/ENGINEER: Crockett Engineering Consultants 1000 W Nifong Boulevard, Building #1 Columbia, MO 65203 AREA: 28-acres NUMBER OF LOTS: 70 FT. NEW STREET: 2,798 LF WARD: 2 PLANNING DISTRICT: 15 – Geyer Springs West CENSUS TRACT: 41.06 CURRENT ZONING: R-2, Single-family VARIANCE/WAIVERS: A variance from the City’s Land Alteration Ordinance to allow grading of the lots and of future phases with the installation of the basic infrastructure. BACKGROUND: On January 5, 2006, the Little Rock Planning Commission approved a request for a preliminary plat of this 28.0-acre tract allowing the creation of 79 single-family residential lots and two (2) lots for future development. An average lot size of 10,454 square feet and a minimum lot size of 7,405 square feet was approved with a density of 3.27 units per acre. The proposal included the development of 4,150 linear feet of new public streets. Valley Drive was indicated on the Master Street Plan as a collector street and was proposed with 36-feet of pavement and a 60-foot right of way constructed to Master Street Plan standard. During the public hearing process, after re ceiving comments from the neighborhood and the Commission, the applicant revised the plat to remove the connections of Stillman and Suzanne Drives through the proposed plat area . November 30, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1509-B 2 A variance to allow an increased lot depth to width ratio for proposed Lo ts 47 and 48 was approved with the request. Section 31-94(e) states a preliminary plat approved by the Planning Commission shall be effective and binding upon the Commission for two (2) years from the date of approval or as long as work is actively progressing at the end of which time the final plat application for the subdivision must have been submitted to the planning staff. Any plat not receiving final approval within the period of time set forth herein or otherwise conforming to the requirements of the Subdivision Ordinance shall be null and void, and the developer shall be required to submit a new plat of the property for preliminary approval subject to all zoning restrictions and the Subdivision Ordinance. The time period for approval of the previously approved preliminary plat has expired and the applicant did not request a time extension as set forth by the Subdivision Ordinance. On June 19, 2008, the Little Rock Planning Commission approved a preliminary plat to allow the creation of 80 single-family lots. The lots were proposed with an average lot size of 8,250 square feet and a minimum lot size of 7,000 square feet. The lots were proposed with new public streets by the extension of a collector street per the Master Street Plan, Valley Drive, and a new residential street, Alice Springs Drive. No connection to Valley Springs Drive to the west was proposed. The proposed preliminary plat indicated the placement of a 25 -foot front building line adjacent to the residential street. The applicant sought a variance from the Subdivision Ordinance to allow Lots 49 and 64 to develop with a 25 -foot building line adjacent to Valley Drive, a collector street, which typically requires the placement of a 30 foot building line. There was also a variance to allow Lot 4 to develop with an increased lot depth to width ratio and a variance to allow Lot 1 to develop with a reduced lot depth. The development did not occur and the approved preliminary plat for the site has expired. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing a preliminary plat for Valley Springs Cottages to allow the development of the site with 70 lots of zero lot line homes. The plat includes four (4) tracts to be set aside for greenspace, d rainage easements and swales and stormwater management. The plat indicates the development of the subdivision with a residential street containing 2,798 linear feet of street developed as a public street. No access to Valley Springs Drive to the west or Susanne Drive to the north is proposed. Access will be via the new street extending from Geyer Springs Road to the west, Stillman Drive and connecting to the existing Stillman Drive to the south. November 30, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1509-B 3 The applicant is requesting a variance from the City’s Land Alteration Ordinance to allow grading of the lots and of future phases with the placement of the basic infrastructure. B. EXISTING CONDITIONS: The site is tree covered. There are single-family homes located to the north and south of the site. Along the western boundary of the site is a multi-family development accessed from Warren Street. There are two (2) churches located in the area, one (1) to the south of the site and one (1) to the north of the site. Northeast of the site is a high school. Northwest of the site is an elementary school. Further north of the site, accessed from Baseline Road, is the Southwest Community Center. Across Geyer Springs, to the east, there are multi -family units located on Valley Drive. C. NEIGHBORHOOD COMMENTS: All abutting property owners along with the Allendale Neighborhood Association, the OUR Neighborhood Association, the Santa Monica Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Geyer Springs Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Valley Drive is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. In addition, the Master Street Plan shows Valley Drive connecting from Geyer Springs Road to Chicot Road. Portions of Valley Drive to the west show to be a private street. If the connection is not made, the right-of-way can be 50 feet in conformance with the residential street standard. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct street improvements t o Valley Drive including 5-foot sidewalks with the planned development. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Geyer Springs Road including 5-foot sidewalks with the planned development to provide the north bound left turn lane. The new back of curb should be November 30, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1509-B 4 located 29.5 feet from centerline. Tapers will be provided by striping. A north bound left turn lane should be provided with 125 f eet of stack and 75 feet of taper. 5. There is a history of Geyer Springs Road being overtopped by large storms at this location. Provide a Sketch Grading and Drainage Plan per Sec tion 29-186 (e). 6. Conduct hydrologic and hydraulic analysis using HEC-RAS analysis during the 100 year and 25 year storm events to determine adequacy of drainage ditch, minimum finished floor elevation of proposed structures, and effectiveness of the detention ponds during the 25 year storm event. A copy of the model is available from FEMA or the USCOE for your use. 7. 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 local property owners association to be detailed in the bill of assurance. 8. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. The current flood study ends just west of Geyer Springs Road. The majority of the site is located outside the limits of a detailed flood study. 10. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 11. 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 advanced grading permit being requested to advance grade Phase 2 with construction of Phase 1 and is a variance being requested to advance grade the lots with the street and utility 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 Traffic Engineering, Greg Simmons, gsimmons@littlerock.gov or 501.379.1813 for more information. 13. 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, therbner@littlerock.gov or 501.379.1805. November 30, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1509-B 5 14. The proposed Valley Drive should be renamed to Stillman Drive due to the connection on the south. Street names and street naming conventions must be approved by Public Works, Glenn Haley, ghaley@littlerock.gov or 501.371.4537. 15. No fences or any other obstructions are allowed within the 50 foot undisturbed area along the creek. This statement should be shown within tract land to be maintained by the property owners association on the final plat. 16. Traffic calming devices are required for long stra ight streets to discourage speeding. Traffic circles or round-abouts are suggested at regular intervals and at main intersections. The pedestrian crossing should take place at a pedestrian table placed near Lots 15 and 16. Contact Traffic Engineering, Nat Banihatti, nbanihatti@littlerock.gov or 501.379.18185 for additional information. 17. 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. The proposed drainage easements along the creek and at the back of lots should be placed within tract land and maintained by the developer and/or property owner association. Easements or tract land centered on shared side property lines, cannot be fenced over and remain unobstructed. 18. Drainage easement and stormwater piping should be placed on the property lines and not across buildable lots. 19. All public drainage easements must contain drainage infrastructure approved by the City of Little Rock Public Works Department. 20. 100 year overflow swales must be constructed and placed within public drainage easements. 21. 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. 22. Show on plan the location of Valley Drive in relation to the new proposed intersection. Left turn movements conflicts cannot be permitted. 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. Existing easements must be retained. Contact Little Rock Water Reclamation Authority for additional information. November 30, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1509-B 6 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 power line running along the east side of Geyer Springs Road. There is a single phase, overhead line on the north side of the property beginning about midway on the northern property line. There are underground power lines on the west and south sides of the property in various locations. 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 m ay be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer . 5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: 1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 2. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire November 30, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1509-B 7 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 o r 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 V ol. 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 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. November 30, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1509-B 8 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 inspect ors at 501.371.4833 or 501.371.4834. Landscape: No comment. G. Transportation/Planning: Rock Region Metro: The site is not located on a dedicated Rock Region Metro Route. Planning Division: No comment. H. SUBDIVISION COMMITTEE COMMENT: (November 1, 2017) The applicant was present. Staff presented an overview of the item stating there were a number of technical issues in need of addressing prior to the Commission hearing the request. Staff requested the applicant provide an existing or proposed covenants on the land. Staff also stated Valley Drive was indicated on the Master Street Plan as a collector street. Staff stated in a previous application it was determined the right of way for Valley Drive west of the subdivision did not November 30, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1509-B 9 exist therefore the development was not required to make the connection. Staff stated the new street could be constructed to residential street standards. Public Works comments were addressed. Staff stated street improvements to Geyer Springs Road were required with the development of the site. Staff stated an additional lane to allow a left turn into the development from Geyer Springs Road would be required. Staff stated a 125-foot of stack and a 75-foot taper was required. Staff stated stormwater and stormwater detention were a concern for this site. Staff stated the floodway was not mapped in this area. Staff requested the applicant provide a hydrologic and hydraulic analysis using HEC-RAS analysis during the 100 year and 25 year storm events to determine adequacy of the drainage ditch, the minimum finished floor elevation that would be required and the effectiveness of the proposed detention ponds during the 25 year storm events. Staff questioned if the develop er was proposing to advance grade the lots with the development of the streets. Staff also questioned if the developer proposed to grade Phase II with the development of the first phase. The applicant stated the developer was proposing advanced grading o n both the lots and in the future phase. Staff noted this would require a variance from the Land Alteration Ordinance. 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 ad dressing most of the technical issues associated with the request raised at the November 1, 2017, Subdivision Committee meeting. The applicant has indicated there are no existing covenants on the land. A draft bill of assurance has been submitted. The applicant has also provided the sketch grading and drainage plan and indicated with the submission of the street and drainage plans the hydrologic and hydraulic analysis will be provided. The request is for preliminary plat approval for the Valley Spring s Cottages Subdivision which is proposed as a 70 lot zero lot line subdivision. The plat includes four (4) tracts to be set aside for greenspace, drainage easements and swales and stormwater management. The plat includes the placement of Tracts along the rear of all the lots to ensure drainage easements are maintained. The applicant states Lot 70 is to be set aside for future development. Prior to development the applicant will seek the appropriate zoning or permits. November 30, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1509-B 10 Section 36-254 of the Little Rock Code of Ordinances defines the lot development standards for zero lot line home development. The ordinance states for purposes of zero-lot-line lots, the minimum lot width may be reduced to not less than thirty-five (35) feet. The lot area shall not be less than four thousand (4,000) square feet. The average lot size proposed is 0.19-acres and the minimum lot size proposed is 0.12-acres. The front and rear setbacks are indicated at 25-feet. Each home is proposed with a minimum five (5) foot separation. The building envelope is indicated for the principal structure only. All accessory structures will be allowed as per the typical development standards of the R-2, Single-family Zoning District. The plat indicates the development of the subdivision with a residential street Stillman Drive, containing 2,798 linear feet of new public street. No access to Valley Springs Drive to the west or Susanne Drive to the north is proposed. Access will be via the new street extending from Geyer Springs Road and connecting to Stillman Drive to the south. The plat indicates the placement of sidewalk on one (1) side of the street located on the north side of the street entering the subdivision and then crossing the street near Lot 14 changing to the south side of the street. The plat also includes the placement of footpaths and trails within the open space areas of the plat area. The property owners association will be responsible for maintenance of the trail systems. A note on the plat indicates the proposed pedestrian crossing table final design and placement will be submitted for approval by Public Works with the submission of the final plat. The applicant is requesting a deferral of the street improvements to Geyer Springs Road until the second phase of the development. Per the Master Street Plan one-half street improvement to Geyer Springs Road should include a 5-foot sidewalk and a north bound left turn lane. The new back of curb should be located 29.5-feet from the centerline; tapers will be provided by striping. The north bound left turn lane should provide 125-feet of stack and 75-feet of taper. Staff feels required street improvements to Geyer Springs Road be completed with the first phase of the subdivision. The applicant is requesting a variance from the City’s Land Alteration Ordinance to allow grading of the lots and of future phases with the placement of the basic infrastructure within Phase I of the development. The applicant notes approval of the variance request will allow for the site to balance and limit the need to haul materials over City streets during construction. Staff is supportive of the applicant’s request. The applicant is seeking preliminary plat approval to allow the development of a zero lot line single -family subdivision in compliance with Section 36-254 of the Little Rock Code of November 30, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1509-B 11 Ordinances. To staff’s knowledge there are no remaining outstanding technical issues in need of addressing related to the proposed subdivision. 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 the City’s Land Alteration Ordinance to allow grading of the lots and future phases with the development of the first phase. Staff recommends the required street construction to Geyer Springs Road be completed with the first phase of the subdivision. PLANNING COMMISSION ACTION: (NOVEMBER 30, 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 th e 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 and future phases with the development of the first phase. Staff presented a recommendation the required street construction to Geyer Springs Road be completed with the first phase of the subdivision. Mr. Shawn Overton, Deputy City Attorney, addressed the Commission stating the proposed preliminary plat was a Richardson case and the Commissio n had no discretion in approving the plat. He stated the Supreme Court had determined that i f a plat fully complied with City’s ordinances the City was bound to approve the request. He stated the Commission would be required two (2) votes. He stated the Commission was to vote on the merits of the preliminary plat. He stated the second vote was related to the Land Alteration Variance request. He stated the Commission could deny this request if they felt the variance was not appropriate. The applicant stated they would yield their time to the opposition. Mr. Tony Miller addressed the Commission in opposition of the request. He stated he was representing the Allendale Neighborhood Association and they were opposed to the request. He stated their concern was flooding. He stated this site stored excess water from the neighborhoods. He stated the area was always damp and did not drain. He stated this resulted in standing water which breed mosquitos. He stated there were November 30, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1509-B 12 several sewer mains located on the property. He stated the manholes were two (2) to three (3) feet above the ground level to limit water infiltration to the sewer system. He stated he wanted the Commission to delay the request until the developer could address the drainage concerns. Ms. Pam Adcock addressed the Commission in opposition of the request. She stated she was president of the Southwest Little Rock United for Progress (SWLRUP). She stated the applicant had met with SWLRUP and also with the Allendale Neighborhood Association. She stated at the SWLRUP meeting the group had voted to support the neighborhood. She stated the Allendale Neighborhood Association had voted to not support the request. She stated SWLRUP was supporting the neighborhood. She stated the concerns of the neighborhood was flooding. She stated this tract of land did flood. She stated there were approximately six (6) sewer mains on the property which were three (3) feet above grade. She stated there was also a concern with the possibility of causing water to rise onto adjacent properties and properties further downstream. She stated there were reports of at least six (6) inches of water flowing over Geyer Springs Road. She stated Stillman Drive did not appear to be capable of handling the traffic that would be generated from the new subdivision. She stated the upkeep and care of detention ponds was also a concern. She stated the developer had indicated the upkeep would be transferred to the property owners association or the neighborhood association. She stated if this was the case then the developer should provide funding to ensure the residents had adequate money to maintain the detention ponds when maintenance was required. She stated the neighborhood was requesting if the Commission approved the request that the Commission not approve any variances. She stated the developers should develop the project in complete compliance with all City ordinances. Mr. Rohn Muse addressed the Commission in opposition of the request. He stated he supported Ms. Adcock’s statements. He stated there were a number of residents that did not know enough about the plan. He stated he felt additional time should be allowed to gain additional citizen input. He stated he agreed the developers should provi de funding to ensure maintenance of the common areas. Ms. Debbie Hart addressed the Commission stating the developers were requesting a variance to allow the grading of the site with the installation of the basic infrastructure. She stated this request would allow for the site to balance and eliminate the need to haul materials to and from the site during construction. She stated the advanced grading request was a benefit to the City, the citizens and the developer. She stated eliminating the hauling was a benefit to City streets. Chairman Berry questioned staff on the drainage issues in the area. Mike Hood stated there were drainage concerns in the area. He stated the write -up was very clear and the developer would be required to prepare hydrological studies of the area. He stated the mapped floodplain stopped at Geyer Springs Road. He stated the developer had November 30, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1509-B 13 agreed to complete the flood study for the area. He stated there were concerns with flooding in the area. He stated there were both upstream and downstream concerns. He stated the area was developed outside the City limits of Little Rock and prior to the current drainage manual. He stated there were a half a dozen homes in the area which currently had water in their yards when there was a rain event. He stated the area had a history of flooding. He stated to alleviate the problem would be a costly project for the City. He stated this would require a major permit from the Corp of Engineers. He stated the mitigation credits alone would be very expensive. Commissioner Dillon questioned if there would be a mandatory property owners association. Ms. Hart stated there would be a mandatory property owners association for the subdivision. Commissioner Laha stated there was flooding in the area. He stated the flooding was backwater flooding. He stated the manholes were placed above grade and bolted in place to keep water from getting into the sewer system. He stated flood insurance for the homes would be expensive. He stated the homes would be placed as required but what if FEMA changed the maps and then required the homeowners to purchase flood insurance. He stated Valley Drive was indicated on the Master Street Plan as a collector street. He stated he felt the development should stub to Valley Drive to allow a future connection to the currently private street. He stated the City could exercise eminent domain take the private right of way and create a public right of way. He stated the street needed to connect to balance the traffic in the area. Chairman Berry stated the City had a bad policy on financing infrastructure. He stated as long as improvements to streets and drainage were put on the backs of the developers the problems would continue. He stated with the current finan cing the Planning Commission was the only avenue for citizens to vent. He stated this put the Commission in a bad spot. He stated he hoped for great financing tools in the future to fund improvements. There was no further discussion. The Chair entertained a motion for approval of the preliminary plat as presented by staff. The motion carried by a vote of 7 ayes, 1 no and 3 absent. The Chair entertained a motion of approval of the variance request from the Land Alteration Ordinance. The motion carried by a vote of 7 ayes, 1 no and 3 absent. November 30, 2017 ITEM NO.: 2 FILE NO.: S-969-I NAME: Chenal Park Centre Revised Preliminary Plat LOCATION: Located at 15200 Chenal Parkway DEVELOPER: Chenal Park Centre, LLC P.O. Box 22407 Little Rock, AR 72221 SURVEYOR/ENGINEER: Crafton Tull and Associates 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72201 AREA: 6.208 acres NUMBER OF LOTS: 5 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 19- Chenal CENSUS TRACT: 42.16 CURRENT ZONING: C-2, Shopping Center District VARIANCE/WAIVERS: 1. A variance from Section 36-300 to allow lot sizes less than the ordinance typically allows. 2. A variance from Section 31-284 to allow the creation of pipe stem lots, Lots 1 and 5. 3. A variance from Section 36-300(e) to allow a reduced side yard setback for Lots 2, 4 and 5 of 15-feet. 4. A variance from the City’s Land Alteration Ordinance to allow grading of all five (5) lots with the request for a grading permit and construction not imminent on all the lots. BACKGROUND: On November 4, 2015, the Little Rock Planning Commission approved a request for preliminary plat approval to allow the creation of four (4) lots from this 6.208 acre tract. The property was zoned C-2, Shopping Center District. There were variance associated with the request to allow the creation of lots with acreage less than the five (5) acre minimum typically allowed per the zoning district. The request also included a November 30, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-969-I 2 variance to allow the creation of a pipe stem lot and a variance from the land alteration ordinance to allow advanced grading of the site. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to amend the previously approved preliminary plat to allow the creation of five (5) lots. The lots range in size from 0.92-acres to 2.20-acres. Three (3) of the lots have direct street frontage along Chenal Parkway. Lots 1 and 5 are proposed as pipe stem lots with drives on Chenal Parkway servicing the lots as well as providing access to the remaining lots. Two (2) drives are indicated from Chenal Parkway to serve the subdivision. A drive located along the eastern boundary which is a shared driveway with the apartment complex located to the east; the pipe stem for Lot 5. The second dr ive is located on the common lot line of Lots 2 and 3; the pipe stem for Lot 1. The request includes a variance to allow Lots 2, 4 and 5 to develop with a reduced side yard setback of 15-feet. B. EXISTING CONDITIONS: The property is located on the north side of Chenal Parkway with the wooded median of the parkway located to the south. The site was granted a variance from the Land Alteration Ordinance to allow grading of the site with the development of the first lot. The grading activity has be gun. There are apartments located to the north of this site and a commercial center located to the west. Along this section of Chenal Parkway there are no sidewalks in place. There are however sidewalks located along the frontage of the property to the west. C. NEIGHBORHOOD COMMENTS: All abutting property owners along with the Parkway Place Property Owners Association, the St. Charles Property Owners Association and the Villages of Wellington Property Owners Association 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 Chenal Parkway including 5-foot sidewalks with the planned development. The back of curb should be located at the same width as the existing curb and November 30, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-969-I 3 gutter to the west and provide a total of 3 - 11 foot lanes and a 2 foot curb and gutter (at least 35 feet). 2. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is a variance requested to advance grade future lots with construction on the 1st lot? 3. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 4. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 5. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. Elevation certificates will be required to be provided for all structures within the floodplain as shown on the effective FIRMs. 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. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 8. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be insta lled prior to platting/certificate of occupancy. Contact Traffic Engineering, Greg Simmons, gsimmons@littlerock.gov or 501.379.1813 for more information. 9. Show all proposed driveway locations and radiuses. Show the proposed driveway location for Lot 4? 10. In accordance with Section 31-210 (h) (12), access driveways running parallel to the street shall not create a four-way intersection within 75-feet of the future curb line of the street. 11. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 12. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 13. No clearing or tree removal is allowed within the right -of-way located in the middle of the divided Chenal Parkway. November 30, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-969-I 4 14. The plan submitted for building permit shows one (1) driveway accessing Lot 2. The current proposal shows two (2) driveways separated by 110 feet. 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. Existing easements must be retained. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities based on the information provided. There is an existing, overhead power line running along the east side of Wellington Hills Road to the west of this development. Entergy has already begun discussions with the developer about the best way to extend power to this site Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No comment received. 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. November 30, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-969-I 5 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 d iagonal dimension of the lot or area to be served, measured in a straight line between accesses. 5. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 a. D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. b. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. c. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the buildi ng, 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. November 30, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-969-I 6 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. 6.Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7.Locking device specifications shall be submitted for approval by the fire code official 8.Electric gate operators, where provided, shall be listed in accordance with UL 325. 9.Gates intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 8.Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. November 30, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-969-I 7 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: The site is not located on a dedicated Rock Region Metro Route. Planning Division: No comment. H. SUBDIVISION COMMITTEE COMMENT: (November 1, 2017) Mr. Frank Riggins of Crafton Tull and Associates was present representing the request. Staff presented an overview of the item stating there were additional technical issues in need of addressing prior to the Commission hearing the request. Staff questioned if both Lots 1 and 5 were proposed as pipe stem lots. Mr. Riggins stated the desire was to allow both to be created as pipe stem lots. He stated the development would be served by cross access and cross parking. Public Works comments were addressed. Staff stated the access drive on Lot 4 should align with the apartment drive to the east. Staff stated the cross access and cross parking should be noted on the plat and also addressed in the Bill of Assurance. Staff stated the stormwater detention ordinance would apply to the future development of the site. Staff stated a minimum finished floor elevation of one (1) foot above the base flood elevation was required to be shown on the plat and on the grading plans. Staff noted the comments from the variou s 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. November 30, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-969-I 8 I. ANALYSIS: The applicant submitted a revised plat to staff addressing most of the technical issues associated with the request. The applicant has also indicated a note on the plat stating the finished floor elevation will be placed at one (1) foot above the base flood elevation. The request is to amend the previously approved preliminary plat to allow the creation of five (5) lots. The lots range in size from 0.92 -acres to 2.20-acres. Three (3) of the lots have direct street frontage along Chenal Parkway. Two (2) of the lots are indicated as pipe stem lots, Lots 1 and 5. The request includes a variance from Section 36 -300(e) to allow a reduced side yard setback for Lots 2, 4 and 5 of 15-feet. The reduced setbacks for Lots 2 and 4 are located adjacent to the access drives. The setback on Lot 5 is internal and adjacent to the common lot line of Lots 1 and 2. Staff does not feel the setbacks as proposed will significantly impact the site. Two (2) drives are indicated from Chenal Parkway to serve the subdivision. A drive located along the eastern boundary which is a shared driveway with the apartment complex located to the east, the pipe stem for Lot 5. The second drive is located on the common lot line of Lots 2 and 3, the pipe stem for Lot 1. Lots 1 and 5 are proposed as pipe stem lots with drives on Chenal Parkway servicing the lots as well as providing access to the remaining lots. To allow the lots as pipe stem lots requires a variance from Section 31 -284. The ordinance defines a pipe stem lot as a tract of land which is served for access, legally and physically by a narrow strip of land less than the ordinance required minimum lot width. The body of a pipe stem lot is typically an elongated figure or a polygon capturin g a difficult building site behind another lot. For purposes of a variance of subdivision design for a pipe stem lot the following minimum dimensions will control: (1) The minimum width of the stem at the street right -of-way shall be thirty (30) feet. (2) The maximum depth of a pipe stem lot, including the stem shall be limited to three hundred (300) feet. (3) The minimum width of the lot body shall be sixty (60) feet. (4) The minimum lot area shall be ten thousand (10,000) square feet. The eastern drive is indicated at 50-feet and the western drive is indicated at 45-feet. The depth of the pipe stems do not exceed 300 -feet and the width of the November 30, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-969-I 9 body of the pipe stem lots far exceeds the minimum 60 -foot width. The lot area of Lot 1 is 2.20-acres and the lot area for Lot 5 is 1.16-acres. Staff is supportive of the applicant’s request to allow the revision to the previously approved preliminary plat. Although the plat includes variances to allow the creation of pipe stems lots and lot sizes less than typically required per the C-2, Shopping Center Zoning District staff does not feel the variances as proposed will have a significant impact on the development or abutting properties in the area. 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 following variance requests: 1. A variance from Section 36-300 to allow lot sizes less than the ordinance typically allows. 2. A variance from Section 31-284 to allow the creation of pipe stem lots, Lots 1 and 5. 3. A variance from Section 36-300(e) to allow a reduced side yard set for Lots 2, 4 and 5 of 15-feet. 4. A variance from the City’s Land Alteration Ordinance to allow grading of all five (5) lots with the request for a grading permit and construction not imminent on all the lots. PLANNING COMMISSION ACTION: (NOVEMBER 30, 2017) The applicant was present. There were no re gistered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the following variance requests: 1. A variance from Section 36-300 to allow lot sizes less than the ordinance typically allows. 2. A variance from Section 31-284 to allow the creation of pipe stem lots, Lots 1 and 5. 3. A variance from Section 36-300(e) to allow a reduced side yard set for Lots 2, 4 and 5 of 15-feet. November 30, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-969-I 10 4. A variance from the City’s Land Alteration Ordinance to allow grading of all five (5) lots with the request for a grading permit and construction not imminent on all the lots. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. November 30, 2017 ITEM NO.: 3 FILE NO.: S-1798-A NAME: LaMarche Place Villas Revised Preliminary Plat LOCATION: Located on the Northeast corner of Forest Lane and LaMarche Drive DEVELOPER: Calex Enterprises-1, LLC 3615 Doral Drive Little Rock, AR 72212 SURVEYOR/ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 2.38 acres NUMBER OF LOTS: 16 FT. NEW STREET: 350 LF WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.12 CURRENT ZONING: R-2, Single-family VARIANCE/WAIVERS: 1. A variance from the City’s Land Alteration Ordinance to allow grading of the entire site with the placement of the basic infrastructure. 2. A variance from Section 36-254 to allow a reduced front yard setback (20-feet). BACKGROUND: On August 31, 2017, the Little Rock Planning Commission approved a proposal to allow the subdivision of 2.033-acres into 12 single-family zero lot line lots. The preliminary plat was proposed with lot development standards as outlined in Section 31 -234 of the Little Rock Code of Ordinances. The lots were indicated 37 -feet wide and varying in depth from 118-feet to 162-feet. Each home was proposed with a five (5) foot separation. The plat indicated 350 linear feet of new public street. The street was proposed with a 45-foot right of way and 27-feet of pavement. A variance from the City’s Land Alteration Ordinance to allow grading of the entire development area with the placement of the basic infrastructure was approved by the Commission. November 30, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1798-A 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to amend the previous ly approved preliminary plat to allow additional land area to be included in the plat area and allow four (4) additional lots to the subdivision. One (1) of the lots previously indicated on the plat as a residential lot has been converted into a tract wh ich will be used for stormwater detention. The street configuration will not change from the original approval. The plat indicates the placement of a 20 -foot building line on the new street. According to the applicant the reduced setback will allow fo r a more intimate feel to the neighborhood and will still allow for the placement of a 29 -foot driveway in front of the homes. Each lot is indicated with 37-feet of width and 120-foot of depth with a five (5) foot side yard setback on the line not indicat ed as the zero side yard. B. EXISTING CONDITIONS: The property is located on the east side of LaMarche Drive just north of the Taylor Loop Road and LaMarche Drive intersection. The area is predominately single-family with a number of the homes being newer construction. There are two (2) homes located on the site which are older homes and appear to have been constructed in the 1950’s and 1960’s. These homes will be removed with the new development. There is an elementary school located to the north west of the site. Across LaMarche Drive to the west is a church. East of the development area is a single-family subdivision, Bella Rosa Estates. C. NEIGHBORHOOD COMMENTS: All abutting property owners were notified of the public hearing. There is not a contact listed in the City’s Neighborhood Association contact list for the Katillus Court Property Owners Association. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. LaMarche Drive 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. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Per Section 29-102 an evaluation should be conducted on the basis of existing downstream development and any analysis of stormwater runoff November 30, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1798-A 3 with and without the proposed development. If the proposed development will cause or increase downstream flooding conditions, provisions to minimize such flooding conditions should be included in the design of the storm management improvements. Such provisions may include downstream improvements and/or detention of stormwater runoff and is regulated discharge to the downstream storm drainage system. 4. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owners association. 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. With a vehicle parked outside the proposed garage on Lot 12, the access easement, fire apparatus road turnaround will be reduced less than the required 70 foot length as required by the Fire Code. 7. If the access easement/fire apparatus access road turnaround is located on Lot 12, the plat should reflect no parking allowed adjacent to Lots 8 an d 9 and the east half of Tract C. No Parking signage should be installed following construction. 8. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering, Greg Simmons, gsimmons@littlerock.gov or 501.379.1813 for more information. 9. The access easement driveway should be constructed to a commercial street standard to expected loads from City service vehicles. 10. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. This condition pertains to the access easement. 11. 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 ce rtificate of occupancy. 12. 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. 13. All public drainage easements must contain drainage infrastructure approved by the City of Little Rock Public Works Department. November 30, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1798-A 4 14. 100 year overflow swales must be constructed and placed within public drainage easements. 15. 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. 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. Existing easements must be retained. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities based on the information provided. There is an existing, primary voltage power line running along the north side of the property along Lucky Lane, and then along part of the southern edge of the property along Forest Lane. An underground power lin e also runs along the west side of the property along LaMarche Drive. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. November 30, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1798-A 5 5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 6. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: No comment. 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. Landscape: No comment. G. Transportation/Planning: Rock Region Metro: The site is not located on a dedicated Rock Region Metro Route. The site is however located near Route #25, the Pinnacle Mountain Express Route. November 30, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1798-A 6 Planning Division: No comment. H. SUBDIVISION COMMITTEE COMMENT: (November 1, 2017) Mr. Brian Dale and Mr. Bruce Henry were present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process prior to the Commission hearing the request. Staff questioned if there would be access to the lots from Lucky Lane. Staff also questioned if there would be fences located along Lucky Lane. Public Works comments were addressed. Staff stated LaMarche Drive was classified on the Master Street Plan as a collector street which woul d require dedication of right of way to 30-feet from the centerline of the road. Staff also stated the City’s Stormwater Detention Ordinance would apply to the future development of the site. Staff stated the access easement should be constructed to commercial street standard to allow for City service vehicles. 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 preliminary plat to staff addressing the technical issues associated with the request raised at the November 1, 2017, Subdivision Committee meeting. The revised plat indicates no access to the rear yards from Lucky Lane. Six (6) foot fences will be allowed along the rear lot line adjacent to Lucky Lane. The applicant is proposing to subdivide 2.38-acres into sixteen (16) single-family zero lot line lots. Section 36-254 of the Little Rock Code of Ordinances defines the lot development standards for zero lot line home development. The ordinance states for purposes of zero-lot-line lots, the minimum lot width may be reduced to not less than thirty-five (35) feet. The lot area shall not be less than four thousand (4,000) square feet. The lots are indicated 37-feet wide and varying in depth from 111-feet to 136-feet. Each home is proposed with a five (5) foot separation. Section 31-234 of the Little Rock Code of Ordinances states submission of a plat creating a zero-lot-line development shall be accompanied by a generalized site plan showing the proposed locations and dimensions of all buildings, accessory uses and other improvements. Platted building lines shall be shown on all sides November 30, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1798-A 7 of each lot for purposes of delineating the maximum buildable area of each lot and specify the zero-lot-line yard. The applicant has indicated fencing is proposed as allowed within the R-2, Single-family Zoning District. The applicant has also indicated there will be six (6) foot fences placed along the property line for the lots abutting Lucky Lane and Forrest Lane, both private access easements. In a ddition the plat indicates the placement of a ten (10) foot no right of vehicular access easement along the rear lot lines of the lots abutting these two (2) private access easements. The plat indicates buildable areas for the homes. All accessory struct ures will be placed as allowed per the R-2, Single-family Zoning District. The applicant has indicated a subdivision identification sign will be provided. The sign is indicated as allowed within the single -family sign development criteria of the zoning ordinance or a maximum of six (6) feet in height and 32 square feet in area. Garbage collection will take place on the north side of the proposed new street, LaMarche Place. The plat indicates an easement within the tract area along the north side of LaMarche Place to allow the residents on the south side of the street to place their trash containers. 350 linear feet of new public street is proposed. The street is indicated with a 45-foot right of way and 27-feet of pavement. Detention will be provided within a tract located adjacent to Lot 11, indicated as Tract B. The applicant is requesting a variance from the City’s Land Alteration Ordinance to allow grading of the entire site with the placement of the basic infrastructure. The applicant indicates the grading is necessary to balance the site. Staff is supportive of the applicant’s request. Staff is supportive of the applicant’s request. The proposed preliminary plat is indicated with setbacks, lot sizes and layouts as typically allowed within the R-2, Single-family Zoning District. The proposed zero lot line plat appears to fully comply with the typical development standards of the R-2, Single-family Zoning District. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the development 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. November 30, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1798-A 8 Staff recommends approval of the variance request from the City’s Land Alteration Ordinance to allow grading of the entire site with the placement of the basic infrastructure. Staff recommends approval of the variance request from Section 36-254 to allow a reduced front yard setback (20-feet). PLANNING COMMISSION ACTION: (NOVEMBER 30, 2017) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request from the City’s Land Alteration Ordinance to allow grading of the entire site with the placement of the basic infrastructure. Staff presented a recommendation of approval of the variance request from Section 36 -254 to allow a reduced front yard setback (20-feet). There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. November 30, 2017 ITEM NO.: 4 FILE NO.: S-1800 NAME: Sweatland Subdivision Preliminary Plat/Final Plat LOCATION: Located at 17501 Colonel Glenn Road DEVELOPER: William and Virginia Sweatland 17501 Colonel Glenn Road Little Rock, AR 72210 SURVEYOR/ENGINEER: Holloway Engineering, Surveying and Civil Design, PLLC 200 Casey Drive Maumelle, AR 72133 AREA: 3.95 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF WARD: N/A PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.07 CURRENT ZONING: R-2, Single-family VARIANCE/WAIVERS: 1. Development of a residential lot on a private street or access easement. 2. A variance from Section 31-232(b) to allow Lot 1 with a depth to width ratio variance. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing to subdivide this 3.95 -acre parcel to allow the creation of a second lot for a family member. The second lot is located with access along Alpine Circle, a 30-foot private access easement. Lot 1 is indicated containing 2.79-acres. Lot 2 is indicated containing 1.0-acres. The lots are located outside the City limits of Little Rock but within the City’s Extraterritorial Planning Jurisdiction. The request includes two (2) variances. One to allow the development of a lot with access from a private access easement. The second to allow Lot 1 to be more than three (3) times as deep as it is wide. November 30, 2017 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1800 2 B. EXISTING CONDITIONS: The site contains a single-family home with frontage on Colonel Glenn Road. There is a manufactured home located to the west of this site. There are single - family homes located to the east of the site with frontage on Al pine Lane. There are also homes located along Alpine Circle, the 30-foot private access easement proposed as access to the newly created lot. C. NEIGHBORHOOD COMMENTS: All abutting property owners were notified of the public hearing. There is not a neighborhood association registered with the City located in this area. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Colonel Glenn 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. E. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: Outside the service boundary. No comment. Entergy: Entergy does not object to this proposal. There do not a ppear to be any conflicts with existing electrical utilities based on the information provided. There is an existing single phase power line running along the west side of this property. Contact Entergy in advance to discuss electrical service requiremen ts, or adjustments to existing facilities if required in the future. 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 November 30, 2017 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1800 3 Department of Health Engineering Division and the Little Rock Fire Department is required. 3. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 6. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: 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 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. 1. Electric gate operators, where provided, shall be listed in accordance with UL 325. November 30, 2017 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1800 4 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: a. Minimum gate width shall be 20 feet. b. Gates shall be of swinging or sliding type. c. Construction of gates shall be of material that allow manual operation by one person. d. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. e. 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. f. Manual opening gates shall not be locke d 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. g. Locking device specifications shall be submitted for approval by the fire code official h. Electric gate operators, where provided, shall be listed in accordance with UL 325. i. 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. November 30, 2017 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1800 5 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. 7. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: 1. Provide a bill of assurance for review. 2. Provide City of Little Rock and Pulaski County certificates of final plat approval. 3. Provide septic approval for Lot 2. 4. Provide copy of the plat in AutoCad format. 5. Lot 2 is landlocked. Provide an access easement to Lot 2. 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. November 30, 2017 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1800 6 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: The site is not located on a dedicated Rock Region Metro Route. Planning Division: No comment. H. SUBDIVISION COMMITTEE COMMENT: (November 1, 2017) Mr. Mark Redder of Holloway Engineering, Surveying and Civil Design was present representing the request. Staff presented the item stating there were few outstanding technical issues associated with the request. Staff requested Mr. Redder provide a letter from the area volunteer fire department indicating their knowledge to the project and their ability to serve the proposed new home. Staff also requested the applicant provide the septic certification for the proposed new lot. Public Works comments were addressed. Staff stated right of way dedication was required on Colonel Glenn Road to meet the Master Street Plan. Staff stated a right of way dedication to 55-feet from centerline was required. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issue s for discussion. The Committee then forwarded the item to the full Commission for final action. I. ANALYSIS: The applicant has addressed the comments raised at the November 1, 2017, Subdivision Committee meeting. The applicant has provided the septic certification for the new lot. The applicant is working with the area volunteer fire department to secure the letter of acknowledgement of the new lot. The request is to allow the subdivision of a 3.95-acre parcel into two (2) lots and to allow the creation of the second lot for a family member. The second lot is located with access along Alpine Circle, a 30-foot private access easement. Lot 1 is located adjacent to Colonel Glenn Road. November 30, 2017 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1800 7 Lot 1 is indicated containing 2.79-acres. Lot 2 is proposed containing 1.0-acres. The lots are located outside the City limits of Little Rock but within the City’s Extraterritorial Planning Jurisdiction. For lots located outside the City limits of Little Rock which will not be provided with sewer service from the City the applicant is required to provide septic certification for the newly created lot . The Subdivision Ordinance (Section 31-400) states for residential lots or development tracts not served by a public or community sanitary sewerage system whose disposal is approved by the state department of pollution control and ecology, the subdivider shall submit documentation with submission of the preliminary plat that the state department of health, or its delegated authority, will approve septic tank 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 new lot will support a subsurface septic system. Upon approval of the preliminary plat and prior to the issuance of a 911 address by the County the applicant must provide the septic tank permit approval from the Arkansas Department of Health. The request also includes a variance from Section 31-232(b) to allow Lot 1 to be more than three (3) times as deep as it is wide. The acreage as currently developed exceeds the depth to width ratio. The lot is currently 180 -feet wide at the building line and 840-feet deep. The new lot will have a depth of 555-feet. Staff is supportive of the applicant’s request. The applicant is seeking approval to allow the creation of a second residential lot on a private access easement. The lots are indicated with adequate areas to allow for individual septic systems. To staff’s knowledge there are no remaining outstanding technical issues in need of addressing related to the proposed plat request. Staff feels the creation of the second lot to allow for the construction of a new home 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 to allow the d evelopment of Lot 2 on a private street or access easement. Staff recommends approval of the variance request from Section 31-232(b) to allow Lot 1 to exceed the depth to width ratio of more than three (3) times the depth to width. November 30, 2017 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1800 8 PLANNING COMMISSION ACTION: (NOVEMBER 30, 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 to allow the development of Lot 2 on a private street or access easement. Staff presented a recommendation of approval of the variance request from Section 31-232(b) to allow Lot 1 to exceed the depth to width ratio of more than three (3) times the depth to width. 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 n oes and 3 absent. November 30, 2017 ITEM NO.: 5 FILE NO.: S-1073-L NAME: Lot 4 Arkansas Systems Office Park Subdivision Site Plan Review LOCATION: Located on the Southeast corner of Arkansas Systems Drive and Chenal Parkway DEVELOPER: Reese Commercial 11719 Hinson Road, Suite 130 Little Rock, AR 72212 SURVEYOR/ENGINEER: Crafton Tull and Associates 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72201 AREA: 5.12 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.16 CURRENT ZONING: C-3, General Commercial District VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow the drive on Arkansas Systems Drive nearer the property line than typically allowed. The applicant submitted a request dated November 7, 2017, requesting withdrawal of this item without prejudice. Staff is supportive of the withdrawal request. PLANNING COMMISSION ACTION: (NOVEMBER 30, 2017) The applicant was present. There were no register ed objectors present. Staff presented an overview stating the applicant had submitted a request dated November 7, 2017, requesting withdrawal of this item, without prejudice. Staff stated they were supportive of the withdrawal request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. November 30, 2017 ITEM NO.: 6 FILE NO.: S-1801 NAME: Quality Outdoor Products Subdivision Site Plan Review LOCATION: Located at 13215 I-30 DEVELOPER: Quality Outdoor Products c/o Chris Holt 13215 I-30 Little Rock, AR 72209 SURVEYOR/ENGINEER: Laha Engineering 6602 Baseline Road, Suite E Little Rock, AR 72219 AREA: 1.35-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 7 PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 41.04 CURRENT ZONING: C-4, Open Display District VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting Subdivision/Multiple Building Site Plan Review as per Section 31-13 of the Little Rock Code of Ordinances. Quality Outdoor Products is proposing to replace a small existing office building with a 32 -foot by 40-foot new office building. The company displays carports, RV covers, garages, storage buildings and combination garage and storage buildings. The site currently has multiple buildings including two (2) maintenance shops and a shed with on open face to the north. On display are multiple styles of the products sold. November 30, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1801 2 B. EXISTING CONDITIONS: The site is located on the south side of I -30 adjacent to the I-30 Speedway. The Speedway property bounds this site on both the west and southern perimeters. East of the site is a commercially zoned property which is being us ed as equipment sales. North of the site, across I-30, is Pulaski Technical College Southwest Campus. The Frontage Road is located along the sites northern boundary. The Frontage Road has open ditches for drainage and does not have curb, gutter or sidewalk in place. 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. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Obtain permits for improvements within State Highway right -of-way from Arkansas Department of Transportation (ARDOT), District VI. 2. Erosion controls must be installed to reduce discharge of polluted stormwater. E. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: Sewer available to this site. 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 is an existing, primary voltage power line running along the west side of the property and then along part of the southern edge of the property. There are also secondary power lines feeding lights on the property. Service is already being provided to the existing structures. If construction takes place in the vicinity of the power lines feeding the private area lights on the property, then OSHA and NESC clearance requirements must be maintained during and after construction. 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. November 30, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1801 3 Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Di vision and the Little Rock Fire Department is required. 4. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Contact Central Arkansas Water regarding the size and location of the water meter. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 8. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 9. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. November 30, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1801 4 10. This development will have minor impact on the existing water distr ibution 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 Append ix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. 3. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 4. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 a. Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in 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 November 30, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1801 5 dimension of the lot or area to be served, measured in a straight line between accesses. 5. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 a. D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. b. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. c. D105.3 Proximity to building. At least one of the required ac cess routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. d. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. 6. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. 7. 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. November 30, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1801 6 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for appro val 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 F ire 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: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Any new site development shall adhere to the curren t landscape code. November 30, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1801 7 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: The site is not located on a dedicated Rock Region Metro Route. Planning Division: No comment. H. SUBDIVISION COMMITTEE COMMENT: (November 1, 2017) The applicants were present. Staff presented an overview of the item stating there were few outstanding technical issues in need of addressing related to the site plan. Staff stated the property was zoned C-4, Open Display District which typically required a 45-foot front yard setback. Staff stated when the existing structures located within the setback were removed any new structures should meet the required setback. Public Works comments were addressed. Staff stated permits for improvements within the right of way should be received from the Arkansas Department of Transportation. Staff stated erosion control measures should be put in place to reduce discharge of polluted stormwater. Landscape comments were addressed. Staff stated any new site development was to adhere to the current landscape code. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. I. ANALYSIS: There were no outstanding technical issues in need of addressing via a revised site plan raised at the November 1, 2017, Subdivision Committee meeting. T he request is for Subdivision/Multiple Building Site Plan Review as per Section 31-13 of the Little Rock Code of Ordinances. Quality Outdoor Products is proposing to replace a small existing office building with a 32 -foot by 40-foot new office building. The new structure will be placed in the general area of the existing structure. The building is proposed as a single story building with a maximum building height of 25-feet. November 30, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1801 8 The company displays carports, RV covers, garages, storage buildings and combination garage and storage buildings. The site currently has multiple buildings including two (2) maintenance shops and a shed with on open face to the north. On display are multiple styles of buildings, sheds, covers and other of their products sold. The Subdivision/Multiple Building Site Plan Review as per Section 31 -13 of the Little Rock Code of Ordinances states Subdivision Site Plan Review is a development review process that provides for case by case consideration of project particulars including the provision of parking and landscaping in accordance with the appropriate ordinances, siting of buildings, and the relationships with adjoining properties. Ordinance No. 20,839 adopted by the Little Rock Board of Directors on February 11, 2014, modified Section 31-13(f) of the Little Rock Code to limit the term of approval of a site plan to a maximum of three (3) years from the date of approval. If an approved multi-phase development, has not been completed within three (3) years of the date of approval the site plan must be reviewed and reapproved by the Commission in the same manner as the initial site plan review. Staff is supportive of the applicant’s request. The applicant is proposing to replace an existing office building with a new structure in the general location of the existing office building. To staff’s knowledge there are no outstanding technical issues associated with the request. The property is currently zoned C-4, Open Display District which typically requires a 45 -foot front yard setback, 15-foot side yard setbacks and a 25-foot rear yard setback. The building placement as proposed more than exceeds the typical setbacks per the zoning district. 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: (NOVEMBER 30, 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 7 ayes, 0 noes, 3 absent and 1 recusal (Commissioner Laha). November 30, 2017 ITEM NO.: 7 FILE NO.: Z-1791-F NAME: 10 Candlewood Drive Long-form PCD LOCATION: Located at 10 Candlewood Drive DEVELOPER: Ken Shollmier 13925 Beau Vue Drive Little Rock, AR 72223 SURVEYOR/ENGINEER: Holloway Engineering, Surveying and Civil Design, PLLC 200 Casey Drive, Maumelle, AR 72113 AREA: 5.523 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 4 PLANNING DISTRICT: 1 – River Mountain CENSUS TRACT: 42.05 CURRENT ZONING: MF-12 and R-5 ALLOWED USE: Multi-family 12 units per acre and Multi-family up to 36 units per area PROPOSED ZONING: PCD PROPOSED USE: C-1, Neighborhood Commercial District uses VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning of the site from MF-12 and R-5 to PCD, Planned Commercial Development District, to allow the development of a retail center containing 12,000 square feet of floor area. The building is proposed as a single-story building. The plan indicates the proposed uses for the building are uses as allowed by-right in the C-1, Neighborhood Commercial Zoning District. The plan indicates the placement of 21 parking spaces. November 30, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-1791-F 2 B. EXISTING CONDITIONS: The site is located on Candlewood Drive at the terminus of the street. Kroger is located to the south of the site. There is a mini-warehouse development located to the west of the site. North of the site is the Beau Vue Subdivision, a subdivision which was developed with lots in excess of five (5) aces. There is an undeveloped O-2, Office and Institutional Zoning District zoned property located to the east of this site. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Pinnacle Valley 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 Candlewood Drive for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Candlewood Drive including 5-foot sidewalks with the planned development. The new back of curb should be located 36 feet from the south curb. 3. Provide a Sketch Grading and Drainage Plan per Sec tion 29-186 (e). In addition provide proposed maximum centerline grade of Candlewood Drive. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is an advanced grading variance being requested to grade beyond t he extent of the developed area? 5. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as-built certification is required for construction of the retaining wall. 6. Provide location of all proposed driveways. The east driveway s hould align with the Kroger driveway to eliminate conflicting left turns. November 30, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-1791-F 3 7. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 8. Provide a cul de sac or hammerhea d at the end of Candlewood Drive. Hammerheads should be designed to be at least 80 f eet in length and the same width as the street if the dead-end is 150 feet or less. If the dead-end is 151 feet to 750 feet, the hammerhead should be designed to be at le ast 120 feet in length and the same width as the street. 9. 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 impro vements is the responsibility of the developer and/or property owner. 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. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering, Greg Simmons, gsimmons@littlerock.gov or 501.371.1813 for more information. 12. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering, 621 South Broadway Street, Travis Herbner, therbner@littlerock.gov or 501.379.1805 for more information. 13. A maximum of 30 vertical feet of fill or excavation (3-10 foot vertical terraces or 2-15 foot vertical terraces) is permitted however additional development areas may be constructed a minimum of 150 feet in width at a slope no more than eight percent (8%). The maximum 30 feet of fill or excavation may again be utilized. No more than 200 foot of terrace can be in a straight line and a minimum of a 10 foot curved section. 14. Per Section 29-190, for excavations or fills constructed with slopes flatter than 3:1 (three horizontal to one vertical), terraces are not required nor is there a limit on the height of cut or fill. 15. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 16. Retaining walls designed to exceed 15 feet in height are required to seek a variance for construction. Provide proposed wall elevations. November 30, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-1791-F 4 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 Distribution does not object to this proposal. There do not appear to be any conflicts with existing electrical Distribution lines based on the information provided. There is an existing underground, three phase power line running along the west side of Candlewood Drive which begins at a three phase overhead line on the southeast edge of the property. The concern for thi s project may be with an Entergy Transmission line which appears to run either through the property or along the northern edge of the property. Contact the Transmission Department with Entergy before this project proceeds to determine if there are any issues to discuss and resolve. Contact Entergy Distribution 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: No comment received. 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, concret e or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. November 30, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-1791-F 5 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 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. November 30, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-1791-F 6 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 sha ll be permitted to be places with the approval of the fire code official. 6. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. 7. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. 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. A land use buffer six (6) percent of the average width/depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The property to the north is zoned R -2, Single-family. The maximum dimension required shall be fifty (50) feet. The minimum dimension shall be one-half (½) the full width requirement but in no case less than nine (9) feet . As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. In addition to the required screening, November 30, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-1791-F 7 buffers are to be landscaped at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet. 3. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 4. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property, or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 5. Building landscape areas shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 6. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) o r fewer parking spaces. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 7. A landscape irrigation system shall be required for developments of one (1) acre or larger. 8. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. Transportation/Planning: Rock Region Metro: The site is not located on a dedicated Rock Region Metro Route. The site is however located near Route #25, the Pinnacle Mountain Express Route. Planning Division: This request is located in River Mountain Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. The Residential Low Density is for single-family homes at densities no greater than six (6) dwelling units per acre. The applicant has applied for rezoning from MF -12 November 30, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-1791-F 8 (multi-family 12 units per acre) and R-5 (urban residence district) to PCD (Planned Commercial Development) to allow for future development of retail. Master Street Plan: West of the property is Candlewood Drive 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: (November 1, 2017) Mr. Mark Redder of Holloway Engineering, Surveying and Civil Design was present representing the request. Staff presented an overview of the item stating there were outstanding technical issues in need of addressing related to the site plan. Staff requested Mr. Redder provide the location of any proposed fencing, the proposed signage plan and the location of any proposed dumpsters. Staff stated the site plan as presented did not include adequate parking to serve a restaurant use. Staff suggested Mr. Redder provid e parking indicated as a future phase to allow parking to be added should additional parking be required in the future. Public Works comments were addressed. Staff stated right of way dedication for Candlewood Drive was required to meet the Master Street Plan requirements. Staff stated a dedication to 30-feet from centerline was required. Staff stated a grading permit was required prior to any site grading or development. Staff stated a maximum of 30 vertical feet was allowed. Staff stated this could be accomplished via three (3) ten (10) foot vertical terraces or two (2) 15 -foot vertical terraces. Staff stated no more than 200-feet of terrace could be in a straight line and a minimum of a ten (10) foot curved section was required. Staff stated if the retaining walls were in excess of 15 -feet the applicant should seek a variance. Landscaping comments were addressed. Staff stated interior landscaping, building landscaping and land use buffers were required. Staff stated at the time of building permit eight percent (8%) of the parking areas were to be landscaped. Staff stated irrigation to water landscaped areas was required for developments over one (1) acre. Staff stated developments over two (2) acres would require a landscape plan, stamped with the seal of a landscape architect. November 30, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-1791-F 9 Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for di scussion. The Committee then forwarded the item to the full Commission for final action. I. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the technical issues associated with the request. The applicant has pro vided the proposed signage plan, the location of fencing and an area for a future phase of additional parking. The applicant also indicates all retaining walls will comply with the typical ordinance requirements. The request is a rezoning of the site from MF-12 and R-5 to PCD, Planned Commercial Development District, to allow the development of a retail center containing 12,000 square feet of floor area. The building is proposed as a single - story building. The plan indicates the proposed uses for the building are uses as allowed by-right in the C-1, Neighborhood Commercial Zoning District. The plan indicates the placement of 21 parking spaces. Parking for general retail is typically based on one (1) parking space per 300 gross square feet of floor area. Parking for a 12,000 square foot building would generally require 40 parking spaces. The applicant states they feel the parking as proposed is adequate to serve the building. Included on the plan is an area for future parking should the site develop with a use which would require additional parking. The applicant has indicated signage will comply with signage allowed in commercial zones. The maximum height of any ground sign will be 36 -feet. The maximum sign area will be 160 square feet. All building signage will be placed on the facades with direct street frontage. The sign area will not exceed ten (10) percent of the façade area on which the sign is placed. The plan indicates the placement of a dumpster on the site. The dumpster will be fully screened as typically required by ordinance. The dumpster service hours are proposed from 7 am to 6 pm Monday through Friday. The plan indicates screening along the perimeter which abut residentially zoned and/or used property. Screening will be accomplished via dense evergreen plantings or a fence as typically allowed by ordinance. Staff is supportive of the applicant’s request. The site is adjacent to a mini-warehouse development on the western boundary and a grocery store to the south. There is undeveloped O-2, Office and Institutionally zoned property to the east of the site. The plan as presented includes buffers and screening for the November 30, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-1791-F 10 residential property to the north. Staff feels the development of a retail building utilizing C-1, Neighborhood Commercial District uses is appropriate for this site. 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: (NOVEMBER 30, 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 and 3 absent. November 30, 2017 ITEM NO.: 8 FILE NO.: Z-3808-B NAME: Davis Short-form PD-R LOCATION: Located at 5210 Mabelvale Pike DEVELOPER: Dino Davis c/o Kwendeche 2124 Rice Street Little Rock, AR 72202 SURVEYOR/ENGINEER: Harbor 5800 Evergreen Little Rock, AR 72205 AREA: 1.907 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 2 PLANNING DISTRICT: 12 – 65th Street West CENSUS TRACT: 20.01 CURRENT ZONING: C-1, Neighborhood Commercial and R-2, Single-family ALLOWED USE: Retail and Single-family PROPOSED ZONING: PRD, Planned Residential Development PROPOSED USE: Multi-family VARIANCE/WAIVERS: A variance from the Land Alteration Ordinance to allow grading of future phases with the development of the first phase. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The property is intended to be developed by the Owner in Phase 1 with a new wood framed, 2-level apartment unit with 12 total units. Each floor will have four (4) one-bedroom and two (2) studio units totaling 6,000 gross square feet for the entire building. A total of 18 off street parking spaces on a paved area will be provided and accessed by a new paved driveway from the existing drive apron at Mabelvale Pike. November 30, 2017 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-3808-B 2 The exterior of the building is proposed wood framed apartment buildings. The buildings are proposed brick up to a mid-level and EIFS on the upper floor walls. New vinyl clad wood windows with clear insulated glass will be installed. The roof will be asphalt architectural shingles on a combination of a hip roof with a gable end intersecting on the entry side of the unit. The building is proposed to sit on a flat reinforced concrete slab on a relatively flat portion of the existing site. A future phase of the development plan includes the complete rehabilitation of the existing residential house located on the site. The site will be used as a residence or potentially an office use for the multi-family development. Also included in a future phase is an additional 12-unit apartment building with the same design as the initial apartment buildings. Additional paved parking will be added with this portion of the development. The request includes a variance from the Land Alteration Ordinance to allow grading of future phases with the development of the first phase. B. EXISTING CONDITIONS: The site is located on Mabelvale Pike which is a four (4) lane street constructed with curb, gutter and sidewalk. There is a single -family residence located on the site along with an out-building. East of the site is a strip center which contains a mixture of commercial uses including auto repair. Northeast of the site is an apartment complex accessed from West 51st Street. North of the site, also accessed from West 51st Street, there are single-family homes. South of the site, across Mabelvale Pike, are single-family homes. Southeast is a vacant boarded commercial building. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Wakefield Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. There is not a contact listed for the Geyer Springs Neighborhood Association in the City of Little Rock’s neighborhood contact list. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Mabelvale Pike is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. November 30, 2017 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-3808-B 3 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. Remove old driveway curb cuts no longer proposed to be used. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is an advanced grading variance being requested to grade Phase 2 with construction of Phase 1? 4. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner. 5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Pub lic Works Traffic Engineering, 621 South Broadway, Travis Herbner, therbner@littlerock.gov or 501.379.1805 for more information. 7. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 8. 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 owner. E. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: Sewer available to this site. Capacity and fee 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 based on the information provided. There is an existing three phase power line runn ing along the south side of Mabelvale Pike in front of this property. 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. November 30, 2017 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-3808-B 4 AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer . 5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: 1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 2. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire 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. November 30, 2017 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-3808-B 5 4. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 a. D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. b. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. c. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. d. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. 5. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. 6. Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. November 30, 2017 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-3808-B 6 5. Electric gates shall be equipped with a me ans 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, sh all 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. 10. 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. 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. November 30, 2017 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-3808-B 7 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 informat ion on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.gov or Mark Alderfer at 501.371.4875; malderfer@littlerock.gov. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements 2. A land use buffer six (6) percent of the average width/depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The property to the north and west is zoned R -2, Single-family. The maximum dimension required shall be fifty (50) feet. The minimum dimension shall be one-half (½) the full width requirement but in no case less than nine (9) feet. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. Existing plant materials can be used to meet screening and perimeter requirements if protected and noted to remain on the landscape plan. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property, or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 4. Building landscape areas shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 5. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum of seven and one half November 30, 2017 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-3808-B 8 (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. 6. A landscape irrigation system shall be required for developments of one (1) acre or larger. 7. 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: The site is not located on a dedicated Rock Region Metro Route. Planning Division: This request is located 65th Street East 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 rezoning from C-1 (Neighborhood Commercial District) and R-2 (Single Family District) to PRD (Planned Residential Development) to allow the construction of two (2) buildings each containing 12 units (24 total units) for a density of approximately 12.6 units/acre. Master Street Plan: East of the property is Mabelvale Pike and it is shown as a Minor Arterial 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 Mabelvale Pike since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site Bicycle Plan: A Class II Bike Lane is shown along Mabelvale Pike. Bike Lanes provide a portion of the pavement for the sole use of bicycles. H. SUBDIVISION COMMITTEE COMMENT: (November 1, 2017) The applicants were present. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request in need November 30, 2017 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-3808-B 9 of addressing related to the site plan. Staff requested details concerning the proposed signage plan and any proposed fencing. Public Works comments were addressed. Staff stated the City’s Stormwater Detention Ordinance would apply to the future develop ment of the site. Staff requested the applicant provide the location for the proposed stormwater detention facilities on the site plan. Staff stated a grading permit was required prior to any land clearing or grading of the site. Staff stated right of w ay dedication to 45-feet from centerline was required along Mabelvale Pike. Landscaping comments were addressed. Staff stated land use buffers and screening was required along the perimeters of the site where adjacent to residential zoning or use. Staff stated a landscape irrigation plan was required for sites over one (1) acre. Staff stated building landscaping and interior, parking lot, landscaping would be required at the time of development. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. I. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the technical issues associated with the request. The applicant has provided the proposed signage plan and location of all proposed fencing. The applicant has also indicated the development will occur within 12 to 24 months of approval. The applicant notes the date for construction of the Phase 2 portion of the site has not been determined. The applicant is requesting a rezoning of the site from C -1, Neighborhood Commercial Zoning District and R-2, Single-family Zoning District to PD-R, Planned Development Residential, to allow the development of the site with multi-family housing. The Phase 1 portion is proposed with 12 total units. The building is proposed as a two (2) story structure. Each floor will have four (4) one-bedroom and two (2) studio units totaling 6,000 gross square feet for the entire building. A total of 18 off street parking spaces on a paved surface will be provided and accessed by a new paved driveway from the existing drive apron at Mabelvale Pike. Parking for multi-family is typically based on one and one-half (1 ½) parking spaces per unit. 12 units would typically require 18 parking spaces to serve the use. November 30, 2017 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-3808-B 10 A future phase of the development plan includes the complete rehabilitation of the existing residential house located on the site. The structure will be used as a residence and/or a leasing office for the multi-family development. The office will also serve as an activities center for the residents of the multi-family homes. A third phase of the development includes an additional 12 -unit apartment building with the same design as the initial apartment buildings. With this phase of the development additional paved parking will be added to accommodate the new units. The plan indicates the placement of a six (6) foot fence around the perimeter of the site. The plan also indicates the placement of a six (6) foot wrought iron metal fence with a remote control entry gate at th e driveway. The plan also indicates the placement of a three (3) foot wide pedestrian gate adjacent to the vehicular use gate. The plan indicates the placement of a dumpster on the site. The plan notes the dumpster will be fully screened per typical ordinance requirements. The applicant also notes the hours of dumpster service will be limited to 7 am to 6 pm Monday through Friday. The plan includes the placement of an entry sign. The sign is proposed six (6) feet height and 24 square feet in area. The sign is proposed consistent with signage allowed in multi-family zones. There is a large wooded area which will remain on the site to act as buffering and screening to the adjacent property to the north and west. The applicant is however requesting a variance from the Land Alteration Ordinance to allow grading of future phases with the development of the first phase. Staff is supportive of the applicant’s request. The site is located adjacent to multi-family on the northeastern perimeter and commercial on the southeastern perimeter. The site is indicated on the future land use plan as RM, Residential Medium, which typically allows for multi-family at a density of six (6) to twelve (12) units per acre. As currently proposed when fully develope d the overall density proposed is 12.6-units per acre. To staff’s knowledge there are no outstanding technical issues in need of addressing related to the site plan. Staff does not feel the development of the site with multi -family as proposed will have a significant impact on the area. November 30, 2017 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-3808-B 11 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 the Land Alteration Ordinance to allow grading of future phases with the construction of the first phase. PLANNING COMMISSION ACTION: (NOVEMBER 30, 2017) The applicant was present. There was one (1) r egistered 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 Land Alteration Ordinance to allow grading of future phases with the construction of the first phase. Mr. Dino Davis, the applicant, requested to yield his time to the opposition. Ms. Pam Adcock, President of Southwest Little Rock United for Progress, addressed the Commission with concerns. She stated Mr. Davis and Kwendeche had attended the Southwest Little Rock United for Progress meeting and presented the plan. She stated Mr. Davis had indicated the apartments would not be used for rehabilitation housing. She stated Mr. Davis had also agreed there would be an on -site manager 24/7/365. She stated the members and attendees had voted to not support the request due to a concern the one (1) room apartments would eventually revert to rehab facility housing units due to Mr. Davis’ profession. She stated the development was too close to an elementary school. She stated there were sufficient apartments in the area currently. She stated the existing apartments generated a number of police calls. She stated the neighborhood would rather have single-family homes. She requested the Commission place limits on the request to not allow the apartments to not become a rehab facility and to require there be an on-site manager. Mr. Davis stated the new construction was for affordable living apartments. He stated this development was not connected to the rehab facility. He stated he had owned the property since 2008 and the existing home was a five (5) one (1) bedr oom apartment. He stated there had been no police calls to this address during the entire time he had owned the property. He stated he wanted to enhance the community. He stated the development was on the edge of Southwest Little Rock. He stated the existing structure November 30, 2017 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-3808-B 12 would be rehabbed to allow for a managers residence and to allow for community space for the residents of the apartments. Chairman Berry questioned if the City could require or deny residency for persons with drug or alcohol addictions. Shawn Overton, Deputy City Attorney, stated the City could not deny residency based on these conditions. Mr. Dana Carney stated the rehab facility was a different zoning and Mr. Davis was not requesting rehab as an allowable use for the apartments. He stated someone leaving Mr. Davis’ rehab center could come to this site and rent an apartment just as anyone else could rent at this location. He stated to allow the site to be used as a rehabilitation facility would require a separate action by the Planning Commission. The Commission questioned Mr. Davis if he was committing to an on -site manager. Mr. Davis stated the existing structure would be remodeled and an on -site manager’s residence would be provided. There was a general discussion by the Commission of the request and the crime rates in the area. Mr. Laha stated he did not feel there was any significant crime in the area. He questioned if the conditions, to not allow the development to become a rehab facility and the on-site manager’s residence would remain with the zoning or were they approved just for this owner. Staff stated the commitments would become a part of the zoning and transfer to any future owner of the property. There was no further discussion. A motion was made to approve the variance request from the Land Alteration Ordinance. The motion carried by a vote of 7 ayes, 1 no and 3 absent. A motion was made to approve the rezoning request including all staff recommendations and comments. The motion carried by a vote of 7 ayes, 1 no and 3 absent. November 30, 2017 ITEM NO.: 9 FILE NO.: Z-4093-A NAME: 8409 Geyer Springs Short-form PCD LOCATION: Located at 8409 Geyer Springs Road DEVELOPER: Margarita Gutierrez 32 Althea Circle Little Rock, AR 72209 SURVEYOR/ENGINEER: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.24-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 2 PLANNING DISTRICT: 14 – Geyer Springs East CENSUS TRACT: 41.07 CURRENT ZONING: O-3, General Office Zoning District and R-2, Single-family Zoning District ALLOWED USE: General Office and Single-family residential PROPOSED ZONING: PCD, Planned Commercial Development District PROPOSED USE: C-1, General Commercial Zoning District uses and allow a food tuck within the front parking lot. VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow the drive on Carlyle Drive nearer the intersection than typically allowed. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing a rezoning of the site from O-3, General Office Zoning District and R-2, Single-family Zoning District to PCD, Planned Commercial Development. The applicant is proposing to place a food truck in front of the business located on a parking pad. The existing building will be used for commercial uses and services to include money grams, phone cards, cosmetics, November 30, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-4093-A 2 shoes and apparel, snacks such as chips and ice cream and bulk can foods. The request includes the allowance of C-1, Neighborhood Commercial District uses. The site plan indicates the placement of a parking pad in front of the building along Geyer Springs Road for the food truck. The plan also indicates the placement of a paved parking area behind the building containing six (6) parking spaces. B. EXISTING CONDITIONS: Geyer Springs Road is a four (4) lane roadway with a continuous center turn lane. There is curb, gutter and sidewalk in place along Geyer Springs Road. The site is a converted single-family residence which was most recently an insurance office. There is an office use located to the north of this site. To the west of the site is a strip retail center containing office and commercial uses. There are single-family homes located to the east of this site, along Carlyle Drive. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Cloverdale Neighborhood Association, the Windamere Neighborhood Association and Southwest Little Rock United for 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 Carlyle Drive for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Geyer Springs Road and Carlyle Drive. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. The driveway location does not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveway spacing is 250 feet from intersections and other driveways and 125 feet from side property lines. The existing driveway should be moved to about 10 feet from the east property line. November 30, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-4093-A 3 5.Sidewalks with appropriate handicap ramps are required to be constructed adjacent to Carlyle Drive in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. E.Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: Sewer available to this site. EAD Analysis required. 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: 1.All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2.The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3.Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4.A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. 5.If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6.Contact Central Arkansas Water regarding the size and location of the water meter. November 30, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-4093-A 4 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 8. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the St ate of Arkansas. Execution of a Customer Owned Line Agreement is required. 9. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. 10. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: No comment. Parks and Recreation: No comment received. 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 an d 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. November 30, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-4093-A 5 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. 3. A land use buffer six (6) percent of the average width/depth of the lot but less than nine (9) feet will be required when an adjacent property has a dissimilar use of a more restrictive nature. The property to the east is zoned R -2, 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. 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. 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 s hall 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. An irrigation system shall be required for developments of one (1) acre or larger. If irrigation is not provided for developments of les s than one (1) acre a there shall be a water source within seventy-five (75) feet of the plants to be irrigated. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordina nce requirements can be given when preserving trees of six (6) inch caliper or larger. G. Transportation/Planning: Rock Region Metro: The site is not located on a dedicated Rock Region Metro Route. Planning Division: This request is located in Geyer Springs East Planning District. The Land Use Plan shows Mixed Office and Commercial (MOC) for this property. The Mixed Office and Commercial category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed offi ce November 30, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-4093-A 6 and commercial. A Planned Zoning District is required if the use is mixed office and commercial. The request is a rezoning from O -3 (General Office District) to (PCD) (Planned Commercial Development) allow retail use of building and a food truck. Master Street Plan: East of the property is Geyer Springs Road and it is shown as a Minor Arterial Street on the Master Street Plan. South of the property is Carlyle Drive 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 Geyer Springs 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: There are no bike routes shown in the immediate vicinity. H. SUBDIVISION COMMITTEE COMMENT: (November 1, 2017) The applicant was present. Staff presented an overview of the item stating there were few outstanding technical issues in need of addressing related to the site plan. Staff questioned the days and hours of operation, the placement of a dumpster and any proposed screening. Staff also questioned if the food truck would remain on-site over night or if the truck would leave the site on a daily basis. Public Works comments were addressed. Staff stated a variance from Sections 30-43 and 31-210 was required to allow the drive on Carlyle Drive nearer the intersection than typically allowed. Staff stated sidewalks were required on Carlyle Drive and Geyer Springs Road to meet the Master Street Plan requirements. Staff stated dedication of right of way to 30 -feet from centerline was required on Carlyle Drive as was a 20-foot radial dedication at the intersection of Carlyle Drive and Geyer Springs Road. Landscaping comments were addressed. Staff stated screening was required on the perimeters where the development was adjacent to residentially zoned or used property. Staff stated any new paved areas were to be landscaped to meet the minimum requirements of the landscape ordinance. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with November 30, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-4093-A 7 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 raised at the November 1, 2017, Subdivision Committee meeting. The applicant has provided the days and hours of operation, the dumpster location and the location of the proposed screening fence. The request is a rezoning of the site from O -3, General Office Zoning District and R-2, Single-family Zoning District to PCD, Planned Commercial Development to allow the placement of a food truck in front of the business located on a graveled parking pad. The request also includes a request to use the existing structure for commercial/retail uses. The food truck is proposed in the front yard of the existing structure and placed on a graveled parking pad. The applicant is also requesting the food truck be allowed to remain on the site during non -operational hours. The City Guidelines for Mobile Canteen Units state trailers must remain hooked up to the tow vehicle at all times, all vehicles must be parked on a paved surface, and at the end of each business day, all equipment, vehicles and related materials must be removed from the site. The existing building, which contains 1,150 square feet of floor area, will be used for commercial uses and services to include money grams, phone cards, cosmetics, shoes and apparel, snacks such as chips and ice cream and bulk can foods. The request includes the allowance of C-1, Neighborhood Commercial District uses. The site plan indicates the placement a pa ved parking area behind the building containing five (5) parking spaces. Within the rear parking area a dumpster will be placed which will be placed within the sixth indicated parking space. Parking for the existing building, 1,150 square feet of floor a rea, would typically require the placement of three (3) parking spaces. There are no established parking standards for the food truck. The applicant indicates the days and hours of operation for the site are from 10 am to 10 pm seven (7) days per week. The dumpster service hours are limited to 7 am to 6 pm Monday through Friday. The applicant indicates building signage will comply with signage allowed in commercial zones or a maximum of ten (10) percent of the façade area of the November 30, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-4093-A 8 facades abutting the public street. A ground sign is not proposed. The applicant notes should a ground sign be added in the future the sign will be limited to a maximum height of six (6) feet and a maximum sign area of 72 square feet. The plan includes the placement of a six (6) foot screening fence around the proposed parking area. The plan also includes the placement of a four (4) foot fence within the front yard area at the back of the sidewalk to direct foot traffic to the food truck and not allow access via the front lawn area. The plan indicates the placement of a 7 -foot landscape strip along the eastern perimeter between the paved parking and the adjacent property. Both the landscape ordinance and the buffer ordinance would typically require the placement of a landscape strip nine (9) feet in width. The plan indicates the placement of an eight (8) foot landscape strip along the northern perimeter of the site. A nine (9) foot landscape strip would typically be required. The driveway located along Carlyle Drive is to be relocated to the east to near the eastern property line. The existing driveway is to be removed. To allow a paved surface to access the parking pad for the food truck will result in a street buffer along Carlyle Drive of near three (3) feet. This will also result in the loss of one (1) parking space. Although staff is generally supportive of allowing some form of commercial activity on the site, staff cannot support the site plan as presented. The plan creates a number of deficiencies with regard to the Landscape Ordinance. The placement of the dumpster and the loss of the parking space to serve as access for the food truck results in the site only being able to provide four (4) parking spaces. Staff has concerns the parking as proposed will not be adequate to serve the commercial uses and the food truck. J. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (NOVEMBER 30, 2017) The applicant was present. There were re gistered objectors present. Chairman Berry addressed the applicant stating the Commission’s policy was when there were eight (8) or fewer Commissioners present the Commission allowed the applicant the option of deferral to a meeting were there would potent ially be more members present. Staff stated if deferred the date would be January 11, 2018. November 30, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-4093-A 9 The applicant stated they wished to defer the item to the January 11, 2018 , public hearing. The Chair entertained a motion for deferral of the item to the Jan uary 11, 2018, public hearing. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. November 30, 2017 ITEM NO.: 10 FILE NO.: Z-6406-B NAME: T-Mobile Revised Short-form PD-C LOCATION: Located at 12211 West Markham Street DEVELOPER: Alan Cantlin T-Mobile 141 Front Street North Issaquah, WA 98027 AREA: 0.53-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.16 CURRENT ZONING: PD-C ALLOWED USE: C-3, General Commercial District uses, O-3, General Office District uses and Automobile sales PROPOSED ZONING: Revised PD-C PROPOSED USE: Revise the approved signage plan VARIANCE/WAIVERS: None requested. BACKGROUND: Ordinance No. 17,626 adopted by the Little Rock Board of Directors on December 2, 1997, rezoned the site from C-3, General Commercial District to PD-C and established Parkway Motors PD-C Short-form located at 12211 West Markham Street. The Planning Commission reviewed the request at their October 30, 1997, Public Hearing. The proposal included the creation of a commercial lot with one (1) building and twenty-nine (29) parking spaces. The intended use was auto sales allied with an automobile dealership, which was being developed across West Markham Stre et. The site included vehicle access from Entergy Drive and an easement next to Luby’s Cafeteria. November 30, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-6406-B 2 Ordinance No. 19,351 adopted by the Little Rock Board of Directors on July 19. 2005, allowed a revision to the previously approved PD-C, Planned Development Commercial, to allow the redevelopment of the site with a branch bank facility. The approval also allowed an automobile dealership, C-3, General Commercial District uses and O-3, General Office District uses as alternate uses for the site. The approval allowed the existing pole sign to remain. The sign was 19 -feet in height and 24 square feet in sign area. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to amend the previously approved PD -C, Planned Development Commercial, zoning to allow the placement of a pole sign 16-feet in height and a sign panel of 4-feet by 16-feet with a total sign area of 64 square feet. Included in the applicant’s request is the allowance of signage as allowed within the commercial zones or a maximum of 36-feet in height and 160 square feet in sign area. No other modifications are proposed for the PD -C zoning request. B. EXISTING CONDITIONS: The site is a developed site with a single building and a parking lot. The site was used by an automobile dealership, which has relocated to the Colonel Glenn/ I-430 area. The site is located near the intersection of West Markham Street and Chenal Parkway, a commercial node. Across the street is commercial development which includes restaurant space, a liquor store and office uses. To the northwest of the site are Home Depot, Target and Murphy USA Convenience store. To the south of the site are the Entergy offices and maintenance storage yard for Entergy. To the east of the site is the R ock Creek Shopping Center containing a mixture of commercial uses. West of the site is a strip retail center containing a mixture of commercial uses including eating establishments. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site were notified of the public hearing. The Parkway Place Neighborhood Association was also notified of the request. D. SUBDIVISION COMMITTEE COMMENT: (November 1, 2017) The applicant was not present. Staff presented the i tem stating there were no outstanding technical issues in need of addressing related to the request. Staff stated the request was to allow a larger sign than approved with the current November 30, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-6406-B 3 PD-C zoning. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. E. ANALYSIS: There were no outstanding technical issues in need of addressing raised at the November 1, 2017, Subdivision Committee meeting via a revised site plan or cover letter. The request is to amend the previously approved PD-C, Planned Development Commercial, zoning to allow the placement of a pole sign 16 -feet in height and a sign panel of 4 -feet by 16-feet with a total sign area of 64 square feet. The sign is proposed near the intersection of Entergy Court and West Markham Street. Included in the applicant’s request is the allowance of ground and building signage as allowed within the commercial zones. This would allow a ground mounted sign with a maximum of 36 -feet in height and 160 square feet in sign area. Building signage is proposed with a maximum of ten (10) percent of the façade areas on the facades with frontage on a public street. The request indicates there are no other modifications proposed for the approve d PD-C zoning request. Staff is supportive of the applicant’s request. The site is not located within the Chenal Design Overlay District. The property is adjacent to commercial zoning and uses on all sides. Staff does not feel the request to allow the increase in sign height and area will significantly impact this development or the adjacent properties. F. STAFF RECOMMENDATION: Staff recommends approval of the request to allow the increase in sign height and area as proposed by the applicant and as allowed in commercial zones. PLANNING COMMISSION ACTION: (NOVEMBER 30, 2017) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation on approval of the request to allow th e increase in sign height and area as proposed by the applicant and signage as allowed in commercial zones. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. November 30, 2017 ITEM NO.: 11 FILE NO.: Z-6783-A NAME: 15723 Kanis Road Long-form PCD LOCATION: Located at 15723 Kanis Road DEVELOPER: Flake and Kelly Commercial c/o Gary Smith 425 West Capitol Avenue, Suite 300 Little Rock, AR 72201 SURVEYOR/ENGINEER: Ozark Civil Engineering Inc. 3214 NW Avignon Way, Suite 4 Bentonville, AR 72712 AREA: 8.03-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: N/A PLANNING DISTRICT: 18 – Ellis Montain CENSUS TRACT: 42.07 CURRENT ZONING: PCD ALLOWED USE: Plant nursery PROPOSED ZONING: Revised PCD PROPOSED USE: C-3, General Commercial District uses and Mini-warehouse (Conditioned Storage) VARIANCE/WAIVERS: None requested. The applicant failed to respond to Subdivision Committee comments raised at the November 1, 2017, Subdivision Committee meeting. Staff recommends deferral of this item to the January 11, 2018, public hearing. November 30, 2017 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-6783-A 2 PLANNING COMMISSION ACTION: (NOVEMBER 30, 2017) The applicant was present. There were no registered objectors p resent. Staff presented the item stating the applicant had failed to respond to Subdivision Committee comments raised at the November 1, 2017, Subdivision Committee meeting. Staff presented a recommendation of deferral of this item to the January 11, 201 8, 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 8 ayes, 0 noes and 3 absent. November 30, 2017 ITEM NO.: 12 FILE NO.: Z-6900-B NAME: House of Bethesda Short-form PD-C LOCATION: Located at 6900 Pecan Avenue DEVELOPER: Leslie Brewer 8101 Cantrell Road #401 Little Rock, AR 72227 SURVEYOR/ENGINEER: Harbor 5800 Evergreen Drive Little Rock, AR 72205 AREA: 10.0 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 25 - Port CENSUS TRACT: 40.07 CURRENT ZONING: R-2, Single-family ALLOWED USE: Single-family residential and a School PROPOSED ZONING: PD-C PROPOSED USE: Daycare, events center, food pantry VARIANCE/WAIVERS: None requested. The applicant failed to respond to Subdivision Committee comments raised at the November 1, 2017, Subdivision Committee meeting. Staff recommends deferral of this item to the January 11, 2018, public hearing. PLANNING COMMISSION ACTION: (NOVEMBER 30, 2017) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had failed to respond to Subdivision Committee comments raised at the November 1, 2017, Subdivision Committ ee meeting. Staff November 30, 2017 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6900-B 2 presented a recommendation of deferral of this item to the January 11, 2018, 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 8 ayes, 0 noes and 3 absent. November 30, 2017 ITEM NO.: 13 FILE NO.: Z-7783-D NAME: Miracle Development Revised Short-form POD LOCATION: Located at 14923 Cantrell Road DEVELOPER: Samie Sulieman 29 Winthrop Pointe Little Rock, AR 72211 SURVEYOR/ENGINEER: Mark Rickett HALFF 10411 West Markham Street, Suite 320 Little Rock, AR 72205 AREA: 1.06 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 1- River Mountain CENSUS TRACT: 42.12 CURRENT ZONING: POD ALLOWED USE: O-1, Quiet Office District uses PROPOSED ZONING: Revised POD PROPOSED USE: O-1, Quiet Office District uses VARIANCE/WAIVERS: None requested. BACKGROUND: The applicant submitted a proposal to rezone the site from R -2, Single-family to PCD, Planned Commercial Development, to allow the construction of a two -bay automatic carwash facility with three (3) vacuum stations along Cantrell Road with the addition of a future third bay. The Little Rock Planning Commission denied this rezoning request at their April 14, 2005, Public Hearing. November 30, 2017 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-7783-D 2 The applicant also submitted a requested rezoning of the property located at 14929 Cantrell Road from R-2, Single-family District to O-3, General Office District for future office development. The Little Rock Plann ing Commission denied this request at their April 28, 2005, Public Hearing. Ordinance No. 19,356 adopted by the Little Rock Board of Directors on August 1, 2005, established Miracle Development Short-form POD. The approval rezoned the site from R-2, Single-family to POD, Planned Office Development, to allow a conceptual site plan for a future office development. A maximum building footprint of 20,000 square feet and a maximum building height of 35 -feet or two (2) stories was approved. Landscape buffers and building setbacks consistent with the Highway 10 Design Overlay District along the north, south and western perimeters of the site were approved and a reduced landscape buffer along the eastern perimeter of the site of 20 -feet was also approved. A 30-foot side yard setback along the western perimeter of the site and a 20 -foot building setback along the eastern perimeter of the site were proposed and both the front and rear yard building setbacks were indicated at 100 -feet. The allowable uses approved for the site were O-2, Office and Institutional Uses. As a final development plan was secured, the applicant was to submit the development plan to the Commission and Board of Directors for final approval through a revision to the Planned Office Development. Ordinance No. 19594 adopted by the Little Rock Board of Directors on September 5, 2006, allow a revision to the previously approved conceptual POD, Planned Office Development, to allow the development of the site with two (2) lots. Lot 1 was proposed to contain approximately 1.0622 acres with 196.69 feet of frontage on Cantrell Road and access from an existing Cantrell Road driveway. Lot 2 which contained two (2) single-family residences, was proposed with approximately 1.1478 acres with access from a common access drive to be constructed along the west property line of Lot 1. The use of Lot 2 was proposed for the operation of a Montessori School. The buyer of Lot 2 was to completely renovate the existing red brick home with an approximately 2,500 square foot addition. The existing buff brick house was to be used for future expansion of the school with the addition of approximately 1,300 square feet. The remaining Lot 1 would be available for sale for the development of a one (1) story, maximum 6,600 square foot office building with 24 parking spaces. The applicant proposed O-1, Quiet Office District uses for the building. Section 36-461 outlines the modifications allowed by the Planning Directors of recorded plans. One of the parameters for approval of a revision to the approved plan allowed is that the revision does not provide for a decrease of up to ten (10) percent in either land coverage, height or numbers of dwelling units. The previously approved plan indicated construction of a 6,600 square foot building which is a decrease in building coverage of 40 percent. November 30, 2017 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-7783-D 3 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to amend the previously approved PD -O, Planned Development Office to allow a reduction in the overall square footage proposed for the office building. The plan includes the construction of a 4,213 square foot single story office building. The plan indicates the placement of 18 parking spaces in front of the building and a rear parking a rea containing seven (7) parking spaces. The applicant has indicated the use of the building will be a dental office thus the need for the rear parking area. B. EXISTING CONDITIONS: The Montessori School has developed on the southern lot. The nor thern lot remains vacant. There are single-family residences located immediately to the west and south of the overall development site. A mixture of residential, office and commercial uses and zoning exists to the east along Cantrell Road. To the north of this site there is a branch bank facility and two (2) medical office uses. Cantrell Road is a five (5) lane arterial street. There is curb, gutter and sidewalk in place along this property frontage. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Pinnacle Valley Neighborhood Association, the Tulley Cove Property Owners Association and the Westchester Neighborhood Association were notified of the public hearing. 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 to be provided along the driveway in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Obtain permits for improvements within State Highway right-of-way from the Arkansas Department of Transportation, District VI. 4. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is November 30, 2017 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-7783-D 4 the responsibility of the developer and/or property owners association. Currently, detention is being provided for the school only. Provide proposed stormwater calculations. 6. Per Section 29-102 an evaluation should be conducted on the basis of existing downstream development and any analysis of stormwater runoff with and without the proposed development. If the proposed development will cause or increase downstream flooding conditions, provisions to minimize such flooding conditions should be included in the design of the storm management improvements. Such provisions may include downstream improvements and/or detention of stormwater runoff and its regulated discharge to the downstream storm drainage system. Due to downstream conditions, the stormwater discharge flow rate cannot increase from current developed conditions to post-developed conditions during the 10 and 25 year storm events. 7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: Sewer available to this site. 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 this property, and a three phase line running along the north side of Cantrell Road near this property. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. November 30, 2017 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-7783-D 5 If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Contact Central Arkansas Water regarding the size and location of the water meter. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas a nd approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 8. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 9. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. 10. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide ade quate pressure and fire protection. November 30, 2017 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-7783-D 6 Fire Department: Full plan review. 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: 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 east and west 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. Rear and side yards shall have a landscaped buffer averaging a minimum of twenty-five (25) feet from the property line. Parking is shown in the east landscape buffer. November 30, 2017 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-7783-D 7 5. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 6. Building landscape areas shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 7. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 8. A landscape irrigation system will be required as per Highway 10 site design and development standards. 9. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 10. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. Transportation/Planning: Rock Region Metro: The site is located on Rock Region Metro Route #25, the Pinnacle Mountain Express Route. Planning Division: This request is located in River Mountain Planning District. The Land Use Plan shows Transition (T) for this property. Transition is a land use plan designation that provides for an orderly transition between residential uses and other more intense uses. Transition was established to deal with areas which contain zoned residential uses and nonconforming nonresidential uses. A Planned Zoning District is required unless the application conforms to the Design Overlay standards. Uses that may be considered are low-density multi-family residential and office uses if the proposals are compatible with quality of life in nearby residential areas. The applicant has applie d for a revised POD (Planned Office Development) to allow the development of an office building. This request is within the Highway 10 Overlay District. November 30, 2017 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-7783-D 8 Master Street Plan: North side of the property is Cantrell Road 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 they are 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: A Class I Bike Path is shown along Cantrell Road. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right - of-way and/or an easement is recommended. Nine-foot (9’) paths are recommended to allow for pedestrian use as well (replacing the sidewalk). H. SUBDIVISION COMMITTEE COMMENT: (November 1, 2017) Mr. Mark Rickett of HALFF, Inc. was present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff stated the site was located within the Highway 10 Design Overlay District which had specific development criteria related to setbacks and landscaped areas. Staff requested Mr. Rickett provide the proposed development schedule for the new cons truction. Staff also questioned the proposed signage plan and the number of doctors to serve the dental office. Public Works comments were addressed. Staff stated detention was a big concern for the site. Staff stated currently there was an easement for detention to serve the property to the south. Staff stated upon completion of the new construction the amount of water leaving the site could not exceed the current flows from the site. Staff stated the site drained through an adjacent back yard to a storm inlet at the end of the cul-de-sac. Staff stated any broken curb, gutter or sidewalk was to be replaced prior to occupancy. Staff stated a grading permit was required prior to any land clearing on the site. Landscaping comments were noted. Staff stated a landscape plan was required prior to the issuance of a building permit due to the sites location, within the Highway 10 Design Overlay District. Staff stated the front yard was to include a 40-foot landscape strip. Staff stated within the lan dscape strip screening of the vehicular use area was required via dense evergreen plantings or with a berm. 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. November 30, 2017 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-7783-D 9 I. ANALYSIS: The applicant submitted a revised site plan addressing most of the techn ical issues raised at the November 1, 2017, Subdivision Committee meeting. The applicant has provided the proposed signage plan, the number of dentists and the development schedule. The applicant has also indicated the development of the site will comply with the City’s Stormwater Detention Ordinance requirements. The request is to amend the previously approved PD -O, Planned Development Office, to allow a reduction in the overall square footage proposed for th e office building. The plan includes the construction of a 4,213 square foot single story office building. The plan indicates the placement of 18 parking spaces in front of the building and a rear parking area containing seven (7) parking spaces. The applicant has indicated the use of the building will be a dental office thus the need for the rear parking area. The property is located within the Highway 10 DOD which has specific development criteria related to setbacks, parcel size and landscaped a reas. 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 1.06-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 average a minimum of 25-feet. The plan indicates landscaped areas along the eastern perimeter of 20 -feet and the rear, southern, perimeter of which averages 25-feet. 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 wo rk with the developer at the time of building permit to achieve the best screening of the site in compliance with the Overlay. November 30, 2017 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-7783-D 10 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 ten (10) feet in height and 100 square feet in area which will be shared with the southern lot, the Montessori School. 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 five (5) days per week from 7:00 am to 7:00 pm. The business may also offer Saturday appointments in the future. 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 requiremen ts (Section 36-523). The hours of dumpster service will be limited to 7 am to 6 pm Monday through Friday. The site plan includes the placement of 25 parking spaces to serve the dentist office. The Zoning Ordinance typically requires the placement of six (6) parking spaces per doctor. The clinic will have two (2) doctors which would result in the need for twelve (12) parking spaces. The parking as indicated is more than adequate to serve the proposed use. Due to the downstream flooding conditions, the applicant has provided a sketch grading and drainage plan with supporting calculations showing stormwater discharge flows from the property post-development will be less during the 25-year and 100-year storm events than the pre-developed condition by improving the existing detention pond and adding a second detention pond near the Cantrell Road right-of-way. The applicant has also stated that an attempt will be made to install additional piping downstream if access and permission is granted by the downstream property owner. Staff is supportive of the applicant’s request. The site plan as presented is somewhat similar to the previously approved plan with regard to landscaped areas and building setbacks. The plan as presented includes 8.6 percent building coverage, 23.1 percent of paved area and 68.3 percent landscaped area. The site is indicated as Transition on the City’s Future Land Use Plan which allows for office uses. To staff’s knowledge there are no outstanding technical issues associated with the request. Staff feels the development of the site with an office building is appropriate. November 30, 2017 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-7783-D 11 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: (NOVEMBER 30, 2017) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the requ est 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 and 3 absent. November 30, 2017 ITEM NO.: 14 FILE NO.: Z-8559-C NAME: Wildwood Place Revised Long-form PD-R LOCATION: Located South of Denny Road on Wildcreek Circle DEVELOPER: Deltic Timber Corporation 7 Chenal Club Little Rock, AR 72223 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 18.13 acres NUMBER OF LOTS: 82 FT. NEW STREET: 6,705 LF WARD: 5 PLANNING DISTRICT: 21 – Burlingame Valley CENSUS TRACT: 42.02 CURRENT ZONING: PD-R ALLOWED USES: Single-family residential – Average 5,500 square foot lots PROPOSED ZONING: Revised PD-R PROPOSED USE: Add additional land area to the previously approved plat area VARIANCE/WAIVERS: A variance from the Land Alteration Ordinance to allow gradin g of the entire development area with the development of Phase VI. BACKGROUND: The Wildwood Park Subdivision is being developed under two (2) separate zoning case files; File No. Z-8559 and File No. Z-8559-A. One phase of the subdivision is located on the east side of an Entergy transmission line and the other phase is located on the west side of the transmission line. The eastern development contains a total of 16.32 acres and 67 lots and the western portion of the subdivision contains 43 .41 acres and 184 lots. The total of the two (2) projects contains 59.73 acres and 251 lots. The developments proposed the placement of pedestrian paths within the open space areas to allow connection between two (2) phases of the subdivisions. November 30, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8559-C 2 Ordinance 20,340 adopted by the Little Rock Board of Directors on October 19, 2010, rezoned the eastern property from R-2, Single-family to PD-R, Planned Development Residential. Ordinance No. 20,341 also adopted by the Little Rock Board of Directors on October 19, 2010, rezoned this site, the western portion of the development, from R-2, Single-family to PD-R, Planned Development Residential. The area to the east was identified as Blocks 1 and 2 of the Wildwood Place Subdivision. This area was identified as Blocks 3 through 7 Wildwood Place Subdivision. All Corp. of Engineer’s approvals, grading activity, the extension of water and sewer into portions of this phase were completed with the initial phase of the subdivision. Street construction, additional grading and drainage are currently under way within this portion of the development. Blocks 1 and 2 have been fully developed and final platted. Ordinance No. 21,312 adopted by the Little Rock Board of Directors on October 18, 2016, allowed a revision to the previously approved PD-R, Planned Development Residential, to allow the construction of a community/neighborhood park for the subdivision. The neighborhood park was proposed with parking, pool house, two (2) pools, shade structure, picnic area and playground area. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to amend the previously approved PD -R, Planned Development Residential for Phases 6 and 7 of the Wildwood Place Subdivision to add additional land area and a dditional lots to the previously approved plat area. The applicant is proposing to increase the number of lots for this development from 184 to 206. The lots are proposed with an average lot size of 50-feet by 110-feet. The development is proposed with 4.75-acres of common open space within tracts. The development is indicated with 20 -foot front setbacks and 5-foot side yard setbacks. The rear yard is proposed with a 25-foot setback. B. EXISTING CONDITIONS: Several phases of the subdivision have be en final platted a new homes are being constructed. To the west of the development area is Wildwood Center for the Performing Arts. South of the site is undeveloped property owned by the current applicant. There is a large transmission line, owned by Ent ergy located along the western boundary of this development site. November 30, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8559-C 3 C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site were notified of the public hearing. There is not a neighborhood association registered with the City located within this area. 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 advanced grading permit being requested to advance grade the lots with the construction of streets, drainage, and utilities? Is an a dvanced grading permit being requested to advance grade future phases with Phase VI? 2. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 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 local property owners association. 4. 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. 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 Traffic Engineering, Greg Simmons, gsimmons@littlerock.gov or 501.379.1813 for more information. 6. Due to the number of lots being greater than 80, the Master Street Plan states Wildcreek Circle should be constructed to a residential street standard within a 50 foot right-of-way and sidewalk. 7. 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. 8. All public drainage easements must contain drainage infrastructure approved by the City of Little Rock Public Works Department. 9. 100 year overflow swales must be constructed and placed within public drainage easements. November 30, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8559-C 4 10. Traffic calming devices are required for long straight streets to discourage speeding. Traffic circles or round-abouts are suggested at regular intervals and at main intersections. Contact Traffic Engineering, Nat Banihatti, nbanihatti@littllerock.gov or 501.379.1818 for additional information. 11. Pedestrian access is not shown to be provided to the revised phases of development. 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 fee analysis required. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy Distribution does not object to this proposal. There do not appear to be any conflicts with existing electrical Distribution lines based on the information provided. There is an existing underground power line running along Wildcreek Boulevard adjacent to this property in anticipation of this development. The concern for this project may be with the 20 foot wide gravel path and emergency access road which crosses under an Entergy Transmission line on the northeast edge of the property. Contact the Transmission Department with Entergy to determine if there are any issues related to this road to discuss and resolve. Contact Entergy Distribution in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this proj ect 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 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. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressu re and fire protection. November 30, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8559-C 5 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). 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer . 6. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. 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 Sectio n 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 Ac cess and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 4. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. 5. Electric gate operators, where provided, shall be listed in accordance with UL 325. 6. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 7. One- or Two-Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided November 30, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8559-C 6 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 conn ect with future development, as determined by the fire code official. 8. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. 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 verif ied 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. November 30, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8559-C 7 Please address any questions to the building inspectors at 501.371.4833 or 501.371.4834. Note: Does not appear to meet fire access. One entrance to more than 30 residential properties. Landscape: No comment. G. Transportation/Planning: Rock Region Metro: The site is not located on a dedicated Rock Region Metro Route. Planning Division: This request is located in Burlingame Valley Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. The Residential Low Density is for single-family homes at densities no greater than six (6) dwelling units per acre. The applicant has applied for a revised PD-R (Planned Development Resident) adding additional area (zoned R -2, Single- family) for additional lots. Master Street Plan: North of the property is Wildcreek Circle and it is a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. This street may require dedication of right -of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. H. SUBDIVISION COMMITTEE COMMENT: (November 1, 2017) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues in need of addressing related to the proposed plat. Staff requested Mr. White provide a plat which included the first five (5) phases of the development. Public Works comments were addressed. Staff stated a grading permit was required prior to any site grading or land clearing. Staff requested the applicant provide a sketch grading and drainage plan. Staff also stated if the disturbed area was in excess of one (1) acres a NPDES stormwater permit was required. Staff stated all public drainage easements were to contain drainage infrastructure approved by the City. Staff stated due to the number of lots exceeding 80, the November 30, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8559-C 8 Master Street Plan required Wildcreek Circle to be constructed as a residential street standard with a 50-foot right of way and sidewalks. 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 preliminary plat/site plan to staff addressing the technical issues associated with the request raised at the November 1, 2017, Subdivision Committee meeting. The applicant has provided a plat/layout which includes all phases of the proposed subdivision. The request is to amend the previously approved PD-R, Planned Development Residential for Phases 6 and 7 of the Wildwood Place Subdivision to add additional land area and additional lots to the previously approved development area. The applicant is proposing to increase the number of lots for this development from 184 to 206. The lots are proposed with an average lot size of 50-feet by 110-feet. The development is indicated with 20-foot front setbacks and 5-foot side yard setbacks. The rear yard is proposed with a 25 -foot setback. The request includes the allowance of accessory structures as typically allowed within the R - 2, Single-family Zoning District. The applicant is also indicating fences will be allowed as per the R-2, Single-family Zoning District. The Master Street Plan states Wildcreek Circle should be constructed to a residential street standard within a 50 foot right-of-way and sidewalk. The Master Street Plan states a Minor Residential Street is: (a) a cul-de-sac street not exceeding 40 lots, or (b) a loop street not exceeding 80 lots, and (c) and in no case generating more than 400 vehicle trips per day with the assumption of ten (10) vehicle trips per day per lot. Typically the Minor Residential Street has a right-of-way of 45 feet. The applicant is proposing to construct Wildcreek Circle to a residential street standards with 26-feet between the curb faces. A sidewalk has been extended southeasterly from Wildcreek Boulevard to a point where the sidewalk connects to the pedestrian walk and path system. The applicant is requesting a variance from the Master Street Plan to allow Wildcreek Circle to be constructed as a minor residential street. The request includes a variance from the Land Alteration Ordinance to allow grading of the entire development area with the development of Phase VI. The November 30, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8559-C 9 applicant indicates the variance request is necessary to allow the site to balance and limit the need to haul materials from the site. Staff is supportive of the applicant’s request. The applicant is seeking approval to revise the previously approved PD-R, Planned Development Residential, to allow the creation of additional lots within the currently developing subdivision. The development is proposed with 4.75-acres of common open space within tracts. The density proposed for the subdivision is 4.53 units per acre. To staff’s knowledge there are no remaining outstanding technical issu es associated with the request. Staff feels the development 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 a nd F of the agenda staff report. Staff recommends approval of the variance request from the Land Alteration Ordinance to allow grading of the entire development area with the development of Phase VI. Staff recommends approval of the variance request from the Master Street Plan to allow Wildcreek Circle to develop as a minor residential street. PLANNING COMMISSION ACTION: (NOVEMBER 30, 2017) The applicant was present. There were no registered objectors present. Staff presented the 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 for the variance request from the Land Alteration Ordinance to allow grading of the entire development area with the development of Phase VI. Staff presented a recommendation of approval of the variance request from the Master Street Plan to allow Wildcreek Circle to develop as a minor residential street. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. November 30, 2017 ITEM NO.: 15 FILE NO.: Z-8716-A NAME: 24201 Burlingame Road Revised Short-form PD-O LOCATION: Located at 24201 Burlingame Road DEVELOPER: Yanyan Xie 12814 Cantrell Road Little Rock, AR 72223 SURVEYOR/ENGINEER: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72085 AREA: 1.10 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: N/A PLANNING DISTRICT: 21 - Burlingame CENSUS TRACT: 42.02 CURRENT ZONING: PD-O ALLOWED USE: Daycare and Recording studio PROPOSED ZONING: Revised PD-O PROPOSED USE: Add a church as an allowable use VARIANCE/WAIVERS: None requested. The applicant submitted a request dated October 25, 2017, requesting withdrawal of this item without prejudice. Staff is supportive of the withdrawal request. PLANNING COMMISSION ACTION: (NOVEMBER 30, 2017) The applicant was not present. There were no registered objectors present. Staff presented an overview stating the applicant had submitted a request dated October 25, 2017, requesting withdrawal of this item, without prejudice. Staff stated November 30, 2017 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-8716-A 2 they were supportive of the withdrawal reque st. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. I. November 30, 2017 ITEM NO.: 16 FILE NO.: Z-9270 NAME: Gardner Short-form PD-R LOCATION: Located at 900 North Polk Street DEVELOPER: Gardner Custom Homes c/o Steve Gardner 820 North Harrison Street Little Rock, AR 72205 SURVEYOR/ENGINEER: Marlar Engineering Co., Inc. 5318 John F. Kennedy Boulevard North Little Rock, AR 72116 AREA: 0.25 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 4 – Heights/Hillcrest CENSUS TRACT: 15.01 CURRENT ZONING: R-3, Single-family ALLOWED USE: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: Two (2) residences on a single lot VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing the rezoning of the property located at 900 North Polk Street from R-3, Single-family to PD-R, Planned Development Residential, to allow two (2) homes on this single parcel. The property currently has three (3) separate structures consisting of a detached rear yard garage, a single - family residence and a front yard detached building that was once a neighborhood store. The applicant is requesting the PD-R zoning to allow the old store front to be renovated into a one (1) bedroom studio apartment. An addition November 30, 2017 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9270 2 to the store front building will be placed on the western end of the building to allow for a bath to be added. The applicant indicates the existing residences will be rehabilitated or will be razed and a new home constructed on the site. The existing detached garage will be renovated or if not structurally sound will also be razed and a new garage constructed in a similar location. B. EXISTING CONDITIONS: The site contains a single-family residence, a detached garage and building located at the intersection of H and Polk Streets originally built as a non-residential structure. Holy Souls School is located to the east of the site and the Allen School is located to the southeast of the site. With the exception of these two (2) uses this area is predominately single -family. There are single- family homes located to the north and south of the site. Further west, along H Street, is the Fletcher Library. 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. A driveway apron should be constructed from edge of pavement to at least the sidewalk. All driveways shall have concrete aprons per City Ordinance. E. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: Sewer service required for each lot if subdivided. Sewer main extension may be 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. There is an existing three phase power line running along the north side of Polk Street adjacent to this property, and another single phase line running along the west side of the property. Service is already being provided to the existing structures. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. If construction takes place in the vicinity of the power lines, then OSHA and NESC clearance requirements must be maintained during and after construction. November 30, 2017 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9270 3 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 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. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 4. 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). 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer . 6. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. 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: The site is not located on a dedicated Rock Region Metro Route. November 30, 2017 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9270 4 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 is for single-family homes at densities no greater than six (6) dwelling units per acre. The applicant has applied for a rezoning from R -2 (Single-family District) to PRD (Planned Residential Development) to allow two (2) residences on a single lot. The request is within the Hillcrest Overlay District. Master Street Plan: East side of the property is North Polk Street and it is shown as a Local Street. The south side of the property is H Street and it is shown as a Collector 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 use d for Commercial Streets. The primary function of a Collector Road is to provide a connection from Local Streets to Arterials These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. H. SUBDIVISION COMMITTEE COMMENT: (November 1, 2017) Mr. Steve Gardner was present representing the request. Staff presented an overview of the item stating there we re few outstanding technical issues in need of addressing related to the proposed development. Staff requested Mr. Gardner revise the site plan to include the addition for the proposed residence located in the former non-residential building. Public Works comments were addressed. Staff stated the driveway apron was to be constructed from edge of pavement to at least the sidewalk as a concrete apron. 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 November 1, 2017, Subdivision Committee meeting. The applicant has provided the revised plan to include the proposed addition to the former non-residential building. The applicant has also noted the driveway apron will be constructed with concrete. November 30, 2017 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9270 5 The request is a rezoning of the property from R -3, Single-family to PD-R, Planned Development Residential, to allow two (2) homes on a lot. The applicant is proposing to convert a former n on-residential building into a second residential unit. The existing home located on the site will be rehabbed if the building is structurally sound. If found to not be structurally sound the applicant is proposing to remove the existing home and construct a new home with a similar building footprint as the existing home. The applicant notes if there is new construction the home will range in size from a 1,000 square foot to a 2,158 square foot building envelope. The applicant notes there may be a desi re to add a second level if a new home is constructed. Should the existing home be removed the applicant has indicated a five (5) foot side yard setback will be provided along the northern property line. The existing non-residential building is proposed as a studio apartment containing roughly 500 square feet. An addition to the existing structure will be placed along the western façade of the building to allow for a plumbing wall. This will then allow for the addition of a bathroom and allow for a ki tchen to be added within the existing square footage. The addition is proposed as eight (8) feet by 16.4-feet. The existing detached garage will be renovated or if not structurally sound will also be razed and a new garage constructed in a simila r location. The garage is located along the western portion of the lot. The garage is located 1.2 -feet from the right of way of H Street. Should the garage be removed the new construction will be placed in a similar location as the current placement. T he garage is proposed as 22-feet by 22-feet. The drive will be realigned and will enter the garage from the eastern side of the building, removing the need to back into H Street. Staff is supportive of the applicant’s request. The property is locate d within the Hillcrest Design Overlay District which has specific development criteria related to building placement, coverage and massing of structures. The current and proposed development will comply with the massing and building coverages of the Design Overlay District. The setback for the garage and the non -residential do not meet the typical setbacks required of the underlying zoning district or the Design Overlay District. To staff’s knowledge there are no outstanding technical issues in need of addressing related to the site plan or the proposed reuse of the property. Staff feels the rezoning to allow the placement of two (2) residences on the single lot is appropriate. November 30, 2017 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9270 6 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: (NOVEMBER 30, 2017) The applicant was present. There were two (2) registered objecto rs 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. Mr. Steve Gardner addressed the Commission on the merits of his request. He stated his desire was to rezone the property to allow the placement of two (2) residence on a single lot. He stated the existing home would be rehabbed and if found to not be structurally sound then the home would be removed . He stated the existing store front would be converted into a residential unit. He stated the existing garage would be removed and rebuilt in the same location with a slightly larger footprint. He stated his desire was to revitalize the site and bring the old store front back into a productive use. Mr. Lyle Coybill addressed the Commission in opposition of the request. He stated his home was located across the street from the proposed development. He stated his concern was the site would become a multi-family dwelling place. He stated if the new owner decided to he could turn the store front into an Air B & B. He stated if this was the case then the neighborhood would not know who was living/renting the place. He stated he was also concerned with lead base paint and asbestos. He stated the site was located across the street from Holy Souls School and the Francis Allen School. He stated the asbestos could impact the children of the nearby school and the neighborhood. He stated Mr. Gardner should be required to test the structures by a specialist removal comply to ensure compliance with all state and local laws. He stated the existing store front was located to close to the fire hydrant and the hydrant would have to be removed. He stated the old store font was located at the intersection of Polk and H Streets which created a bind spot for the students of the two (2) schools. He stated there were no sidewalks located on this portion of H Street. He stated the students walked to the library and did not have a sidewalk to travel. He stated multi-family would bring down property values in the area. He stated with two (2) units there would potentially be seven (7) to eight (8) vehicles. He stated there was no street parking on H Street adjacent to the site. He stated the number of vehicles created a concern. He stated he was trying to protect the students and felt this development was not good for the students or the homeowners in the area. November 30, 2017 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9270 7 Mr. Robert Black-Ocken addressed the Commission in opposition of the request. He stated he lived at 824 North Polk Street. He stated his concerns were the same as Mr. Coybill’s. He stated asbestos was a concern. He stated the developer should be required to hire a contractor to remove the structure. He stated he was also concerned with the future of the site should Mr. Gardner sell the homes. Mr. Gardner stated his intention was to redevelop the site and sell the units. He stated the homes would not be sold individually but as a pair. He stated the store front could be used as a home office, an in-laws quarters or a bonus room. He stated the property would not be multi-family. He stated the use would be a primary residence and an accessory unit. He stated the future owner could rent the accessory dwelling or use as additional living space. He stated if a new home was constructed it would be period home. He stated he had met with a fire fighter and he had indicated the fire hydrant would not require removal. He stated he did not see any reason to tear down the store front just because it was old. He stated if this was the case then most of Hillcrest was in danger of being removed. Commissioner Dillon stated she had concerns with two (2) homes on the single lot. She questioned if this had been done before. Staff stated the Commission had approved numerous request to allow two (2) homes on a single parcel. Staff stated typically this was carriage homes or garage apartments. She stated in most cases these were in the back and in this case the second residence was in front of the home. There was a general discussion of the Commission of the use and the previous use of the property. It was noted the store front was a candy store in the distance past. The Commissioners questioned if there would be separate meters for the units. Mr. Gardner stated there would not be separate meters for the units. He stated one (1) electrical and one (1) water meter would serve the home and the accessory dwelling. There was no further discussion. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 7 ayes, 1 noes and 3 absent. November 30, 2017 ITEM NO.: 17 FILE NO.: Z-9271 NAME: Ricks Short-form POD LOCATION: Located on the South side of Can trell Road in the 16900 Block of Cantrell Road approximately 325 feet East of Drew Drive DEVELOPER: Jett Ricks 5503 B Street, Suite #9 Little Rock, AR 72205 SURVEYOR/ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.3 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.12 CURRENT ZONING: R-2, Single-family ALLOWED USE: Single-family residential PROPOSED ZONING: POD PROPOSED USE: O-1, Quiet Office District uses VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing to construct a new 2 -story office building on an existing 1.31-acre parcel. The uses are proposed as O-1, Quiet Office District uses. The building is proposed containing 13,400 square feet of floor area. The plan indicates the placement of 36 parking spaces within the front yard area. The plan indicates the placement of a 40 -foot rear yard setback and a minimum side yard setback of 30-feet. The front building setback is indicated at 100-feet and the plan includes a 40-foot landscaped area along Cantrell Road. A single drive is proposed from Cantrell Road. The plan includes the placement of a November 30, 2017 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9271 2 ground sign within the landscaped area. The sign is proposed with a maximum height of six (6) feet and a maximum sign area of 72 square feet. The days and hours of operation are noted from 7 am to 6 pm Monday through Saturday. B. EXISTING CONDITIONS: The site is located on the south side of Cantrell Road near the Cantrell Road and Katillus Road intersection. South of the site is a newly developing single -family subdivision, Georganne Estates. East of the site are single -family homes located on acreage. West of the site is undeveloped residentially zoned property and future west, at the intersection of Drew Drive, is a veterinarian clinic. Across Cantrell Road to the north are commercial and office uses and a school located within the Ranch Development. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Chevaux Court Property Owners Association and the Johnson Ranch Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Obtain permits for improvements within State Highway right-of-way from Arkansas Department of Transportation, District VI. 4. 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. 5. Provide a Sketch Grading and Drainage Plan per Sec tion 29-186 (e). The existing creek channel on the east side of the property should be improved to the Arkansas Department of Transportation box culvert standard similar to the upstream improvements. The grading of the site should consider stormwater during high flows to be shared between the two (2) drainage culverts under Cantrell Road on the east and west sides of the site. November 30, 2017 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9271 3 6. 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. 7. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner association. 8. The minimum finished floor elevation should be shown on the grading plan with consideration of the previous drainage study. 9. The plan indicates the placement of a shared access drive with the property to the west. With this future shared access requested with the property to the west, existing and future driveway access to Cantrell Road maybe restricted for the western property in conformance with the driveway spacing criteria of the Highway 10 Design Overlay District, 300-feet. The western property cannot met the driveway spacing criteria of the Highway 10 Design Overlay District. 10. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. E. Utilities/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. 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 near the west side of the property, another near the south side, and a three phase power line running along the north side of Cantrell Road near this property. 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. November 30, 2017 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9271 4 Central Arkansas Water: 1. All Central Arkansas W ater requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges . This fee will apply to all connections including metered connections off the private fire system. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Contact Central Arkansas Water regarding the size and location of the water meter. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 8. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 9. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. November 30, 2017 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9271 5 10. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: 1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 2. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. 3. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 4. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 a. Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in 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. November 30, 2017 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9271 6 d. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 5. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 a. D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. b. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. c. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. d. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. 6. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. 7. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or November 30, 2017 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9271 7 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: 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) i nches 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 east, south and west 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 sha ll 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. November 30, 2017 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9271 8 4. A perimeter planting strip is required along any side of a veh icular use area that abuts adjoining property or the right -of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 5. Building landscape areas shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 6. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum of seven and one half (7 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. 7. A landscape irrigation system shall be required as per Highway 10 site design and development standards. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. Transportation/Planning: Rock Region Metro: The site is located on Rock Region Metro Route #26, the Pinnacle Mountain Express Route. Planning Division: This request is located in Chenal Planning District. The Land Use Plan shows 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) to POD (Planned Office Development) to allow a proposed two (2) story building. The request is within the Highway 10 Overlay District. Master Street Plan: East side of the property is Cantrell Road 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 they are Principal Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. November 30, 2017 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9271 9 Bicycle Plan: A Class I Bike Path is shown along Cantrell Road. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of- way and/or an easement is recommended. Nine-foot (9’) paths are recommended to allow for pedestrian use as well (replacing the sidewalk). H. SUBDIVISION COMMITTEE COMMENT: (November 1, 2017) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the item stating there were a few outstanding technical issues in need of addressing related to the proposed development plan. Staff questioned the proposed office us es and suggested the uses be limited to O-1, Quiet Office District uses. Staff also stated the development was located within the Highway 10 Design Overlay District which had development criteria related to setbacks and landscape areas. Public Works comments were addressed. Staff stated the plan indicated the placement of a shared driveway with the property to the west. Staff stated if the shared access was used then the property to the west would be restricted access to Cantrell Road. Staff stated the City’s Stormwater Detention Ordinance would apply to the future development of the site. Staff stated a grading permit was required prior to any land clearing or grading activities on the site. Landscaping comments were addressed. Staff stated screening of the parking lot from Cantrell Road was required per the Overlay and the Landscape Ordinance. Staff stated a small amount of building landscaping was required at the time of development. Staff stated a minimum of eight percent (8%) of the paved ar eas were to be landscaped. 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 most of the technical issues associated with the request. The applicant has indicated the proposed use of the site will be O-1, Quiet Office District uses. The applicant has also indicated the City’s Stormwater Detention Ordinance would apply to the future development of the site. The request is to rezone the site from R-2, Single-family to PD-O, Planned Development Office, to allow the construction of a new 2 -story office building on an existing 1.31-acre parcel. The uses are proposed as O-1, Quiet Office District November 30, 2017 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9271 10 uses. The building is proposed containing 13,400 square feet of floor area . The plan indicates the placement of 36 parking spaces within the front yard area. Parking for an office development is typically based on one (1) parking space per 400 gross square feet of floor area. Parking for the office building based on this calculation would result in the need for 33 parking spaces. As noted the plan indicates the placement of 36 parking spaces. The property is located within the Highway 10 DOD which has specific development criteria related to setbacks, parcel size and land scaped 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 1.31-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 averaging 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. November 30, 2017 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9271 11 The hours of operation for the development are 7 am to 6 pm Monday through Saturday. The plan indicates the placement of a dumpster on the site plan. The dumpster will be located along the western perimeter. 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 through Friday. Staff is supportive of the applicant’s request. The site is indicated on the City’s Future Land Use Plan as SO, Suburban Office, which is designated for low intensity office development located in close proximity to lower density residential areas to assure compatibility. The applicant is proposing the placement of the office building utilizing the O-1, Quiet Office District uses which are also intended to be located near low intensity residential uses. To staff’s knowledge there are no remaining outstanding technical issues in need of addressing related to the proposed development. Staff feels the development of the office 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: (NOVEMBER 30, 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. Mr. Joe White of White-Daters and Associates stated he would yield his time to the opposition. Mr. Austin Chatelain addressed the Commission with concerns. He stated h is in-laws home was located adjacent to the proposed development site. He stated he was not opposed to the development as a quiet office. He stated his concern was drainage and potential flooding. He stated the previous development of Georganne Estates had caused significant flooding to Mr. Phillips property. He stated this property acted as a catch basin for the water before crossing under Cantrell Road. He provided the Commission with photos from a rain on June 3, 2017. He stated the pictures were a fter the water had receded. He stated with this development he felt this would push more water to the east on Mr. Phillips and on his in-laws property. He stated he felt with this development there was an opportunity to correct the drainage problem. November 30, 2017 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9271 12 Mr. Clark Phillips addressed the Commission in opposition of the request. He stated he was representing his father. He stated he had visited with Mr. Vince Floriani of Public Works and he suggested Mr. Phillips contact Mr. Joe White and Mr. Tim Daters. He stated his property contained three (3) buildings and was located adjacent to the creek. He stated over time the size of the creek had grown substantially. He stated the upstream development had been allowed to develop and not required to extend the drainage to Cantrell Road. He stated this had created a drainage problem and had then caused water to back up on his property. He stated with recent rains water had gotten into the barn on his property by as much as three (3) to four (4) inches. He stated this development would be required to build up their site by as much as a foot which would only create additional drainage problems and more water backing onto his property. He stated the developer should be required to clean the ditch and create enough capacity to carry the water. He stated he was not objecting to the use of the property as an office use. He was concerned with the development and the potential flooding impacts. Mr. Joe White addressed the Commission stating there were drainage iss ues in the area. He stated his firm had an extensive history with this drainage basin. He stated all upstream improvements had been completed and this section was the last section before crossing under Cantrell Road. He stated the homes did not get wate r because the floor elevation was above the elevation of Cantrell Road. He stated they did get water around them but the homes did not get water inside. He stated the barns and sheds were placed at grade which was lower than Cantrell Road. He stated any thing lower than Cantrell Road was going to get water into the structure. He stated this development would complete the drainage to Cantrell Road which then would open up the flows and reduce flooding on the adjacent property. He stated the zoning would add value and allow the remaining improvements to be completed. There was a general discussion by the Commission concerning flooding and the development of the site. Staff stated Cantrell Road, Highway 10, was controlled by the State Highway Department. Staff stated any improvements to the box culverts under Cantrell Road was the responsibility of the Highway Department and not the developer. There was no further discussion. The Chair entertained a motion for approval of the item as presented by staff including all staff recommendation and comments. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. November 30, 2017 ITEM NO.: 18 FILE NO.: LA-0074-A NAME: Bowman Road at Executive Center Drive Advanced Grading Variance LOCATION: West side of Bowman Road at Executive Center Drive APPLICANT: Westrock Partnership APPLICANT’S REPRESENTATIVE: White-Daters & Associates AREA: Approximately 5 acres CURRENT ZONING: R-2 VARIANCES/WAIVERS REQUESTED: A variance to advance grade the subject property without imminent construction. A. PROPOSAL/REQUEST: The applicant is requesting a variance to advance grade the subject property located on the west side of Bowman Road at Executive Center Drive approximately 1800 feet south of Kanis Road. A similar variance application was filed by the same applicant for the March 16, 2017, Planning Commission agenda. On June 8, 2017, at the request of the applicant, the Planning Commission voted to withdraw the item without prejudice. Again, the property is approximately 5-acres in size. The variance would allow staff to issue a grading permit for the advance grading activities without imminent construction. Cut material is proposed to be removed from the site and hauled to a nearby construction site or possibly the City of Little Rock Kanis Road Widening Project. B. EXISTING CONDITIONS: The 5-acre property is hilly with dense trees. The property slopes down from west to east from the rear of the Cherry Creek Addition residential lo ts to the existing Bowman Road right-of-way. The vertical grade difference is 160 feet. The subject property is R-2, Single Family residential. East of the subject property is Bowman Road and Executive Center Drive. East of Bowman Road is undeveloped preliminary platted lots which are zoned O-3, General Office District and O-1, Quiet Office District. West of the subject property is the developed Cherry Creek Addition residential subdivision. November 30, 2017 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: LA-0074-A 2 South of the property are additional lots in Cherry Cre ek Addition located on the west side of Bowman Road. Also south of the property but east of Bowman Road is the developed Sandpiper West residential subdivision zoned R -2, Single- family. The undeveloped O-1, Quite Office zoned property located on the south side of Executive Center Drive is buffered from the Sandpiper West subdivision by a strip of OS, Open Space, zoned property. North of the subject property and west of Bowman Road is Cherry Laurel Drive. North of Cherry Laurel Drive are more R-2, Single-family zoned properties in the Cherry Creek Addition. Also, north of the subject property and east of Bowman Road is an undeveloped preliminary platted lot as previously referenced which is zoned O-3, General Office District. Further north of this undeveloped lot is the developed Edwards Subdivision which is zoned POD, Planned Office Development, with office warehouse type uses. C. NEIGHBORHOOD COMMENTS: At the time of writing, staff has not been provided proof of notifications being mailed by the applicant to all adjacent property owners including those across streets and alleys. Also at the time of writing, staff has not received any telephone calls with questions or desiring additional information. D. ENGINEERING COMMENTS: 1. The site has not been posted. Obtain signage from the Public Works Department. 2. Is street construction proposed to follow the completion of the excavation? 3. Additional excavation will be required prior to commencing construction to realign Bowman Road. 4. Per Section 29-197(11), a permanent vegetative cover of suitable perennial grass shall be established over all disturbed areas. Where indicated by soil tests, pH adjustments and addition of fertilizer may be required. Vegetation must be established on disturbed area within 21 -days of completion of excavation activities. All disturbed areas should be hydroseeded. 5. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 6. 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. November 30, 2017 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: LA-0074-A 3 7. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 8. Per Section 29-197(2), the grading shall be expeditiously completed in a time frame not to exceed one (1) year in duration from the time work commences to installation of all final erosion control measures and vegetation. 9. The mowing and maintenance of the property is the responsibility of the property owner with it being privately owned. Per Section 29-197(12), periodic mowing, generally two (2) times per year or more often if required by City of Little Rock shall be provided to encourage perennial grass growth. Per Section 29-197(13), maintenance for the two (2) year period shall be guaranteed through posting of cash, surety bond or letter of credit as referenced in Section 31-431(2) at the time of final inspection. 10. Public works staff must be contacted f or inspection for final approval of site stabilization prior to acceptance and relinquishment of maintenance bond. 11. Per Section 29-197(5), an undisturbed temporary buffer shall have a minimum width of 50 feet where the subject property is adjacent to other properties and streets. Buffer width should be increased along the west property lines. E. PLANNING STAFF COMMENTS: No comments F. SUBDIVISION COMMITTEE: Joe White of White-Daters & Associates was present representing the applicant. Staff presented an overview and provided comments on the variance application. Mr. White stated the cut was planned to be used for the Kanis Road Widening Project. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. G. ANALYSIS: The applicant is proposing to advance clear and grade approximately 5 -acres on the west side of Bowman Road at Executive Center Drive. The applicant does not propose to reconstruct Bowman Road in conformance with the Master Street Plan alignment following the completion of the advance grading project. November 30, 2017 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: LA-0074-A 4 Fill material will be excavated from the subject property, consisting of a 160 feet grade difference from west to east, and trucked to a nearby construction site. The applicant is hoping to cut down the existing hillside in exchange for the excavated material being used for the proposed City of Little Rock Kanis Road Widening Project. At this time, no bid date has been set for Phase 1 by City staff due to the right-of-way acquisition phase of the project has not been completed. If the material is not used on the Kanis Road Widening Project, in addition to a grading permit for the subject property, a grading permit is also required to be obtained for the nearby construction site where the fill material is proposed to be hauled. The applicant proposes to remove the trees and excavate a 3:1 slope beginning 10 feet from the rear of the residential lots in the Cherry Creek Addition subdivision and the home at 1920 S. Bowman Road to Bowman Road. The 10 foot area is proposed to be temporarily undisturbed during and following construction. Gravel construction entrance(s) will be located off Bowman Road. The applicant has agreed that grading will occur expeditiously and the site will be permanently stabilized within one (1) year of the issuance of the grading permit. Any damage to City streets or infrastructure will be repaired by the applicant prior to the acceptance and release of the two (2) year maintenance bond. Mud, dirt or any debris tracked on paved surfaces must be periodically removed. Erosion control devices will be used during grading operations. The property will be graded to sheet flow stormwater and not pond on the property. Maintenance of erosion controls including the construction entrance(s) will occur as needed during the grading period. Within 14 -days of completion of the final grading, the disturbed area will be seeded and vegetated with native grasses to prevent soil erosion. No plantings such as trees or shrub are proposed to be installed. When vegetation is established and the site stabilized, the erosion control devices can then be removed. The excavated area cannot be seen from the homes in Cherry Brook Addition due to the sloped property. The excavated area though will be viewable from 1920 S. Bowman Road. A temporary berm is not proposed to be constructed adjacent to Bowman Road. The advance graded area will also be viewable from the traveling public on Bowman Road and properties lo cated east of Bowman Road. November 30, 2017 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: LA-0074-A 5 H. RECOMMENDATION: Staff recommends denial of the advance grading variance request. Bowman Road is not proposed to be constructed by the applicant following the clearing and grading of the subject property. Additional exc avation and hillside cut will be required for the construction of Bowman Road. A vegetated berm is not proposed to be constructed adjacent to Bowman Road. Site excavation will create a hillside scar viewable from Bowman Road and the properties on the eas t side of Bowman Road until the construction of Bowman Road occurs. The applicant is providing only a 10 foot temporary undisturbed buffer at the rear of the lots in Cherry Brook Addition and the single family home at 1920 S. Bowman Road. Per Section 29-197(5), a 50 foot temporary undisturbed buffer is required to be maintained. In addition, the code also requires an 80 foot temporary undisturbed buffer to be maintained adjacent to Bowman Road, a minor arterial street. Following excavation, the slope will continue to erode. No plantings such as trees or shrub are proposed to conceal the cut slope. Vegetation will be difficult to establish with the expected shale rocky soils and continuous erosion of the slope. PLANNING COMMISSION ACTION: (NOVEMBER 30, 2017) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated November 21, 2017, requesting a deferral of this item to January 11, 2018. Staff stated th ey were supportive of the deferral request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. DATE _A/H PLANNING COMMISSION VOTE RECORD C , ............ wri 0 1 Fm UARAM .......... C w BERRY, CRAIG No MEN mm m [BUBBUS, ALAN AA m �BYNUM, BUELAH COX, KEITH h ME A M EWA 0 M 0 !DILLON, JANET -AA MENEM M ,FINNEY, REBECCA M sk"'Allmi ME M I I 1HAMILTON, SCOTT 6 A A LAHA, TROY LAHA, TROY LATTURE, PAUL �LATTURE, PAUL MAY, BILL B. MA , BILL B. il STEBBINS, ROBERT BBINS iSTE, ROBERT 1+�-ilA.A ME wri Al .......... C BERRY, CRAIG BUBBUS, ALAN AA BYNUM, BUELAH COX, KEITH h A A DILLON, JANET -AA FINNEY, REBECCA HAMILTON, SCOTT 6 A A LAHA, TROY LATTURE, PAUL MAY, BILL B. STEBBINS, ROBERT y Lx /AYE 0 NAYEAABSENT A&ABSTAIN :13,RECUSE Meeting Adjourned 3` P.M. November 30, 2017 There being no further business before the Commission, the meeting was adjourned at 5:59 p.m. Date p AR Chairma