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pc_02 22 2018sub LITTLE ROCK PLANNING COMMISSION SUBDIVISION HEARING SUMMARY AND MINUTE RECORD FEBRUARY 22, 2018 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present there being eleven (11) members present. II. Members Present: Craig Berry Buelah Bynum Keith Cox Rebecca Finney Scott D. Hamilton Marlon D. Haynes Troy Laha Paul Latture Bill May Robert Stebbins Diana M. Thomas Members Absent: None City Attorney: Shawn Overton III. Approval of the Minutes of the January 11, 2018 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION SUBDIVISION AGENDA FEBRUARY 22, 2018 OLD BUSINESS: Item Number: File Number: Title: A. S-1805 Little Rock Tours Subdivision Site Plan Review, located at 3100 Interstate 30. B. Z-9284 Stix Bar and Grill Short-form PCD, located at 3910 Asher Avenue. C. Z-9285 Brown Short-form PD-C, located at 9203 Hilaro Springs Road. D. Z-6783-A 15723 Kanis Road Long-form PCD, located at 15723 Kanis Road. E. Z-6900-B House of Bethesda Short-form PD-C, located at 6900 Pecan Avenue. F. Z-6051-L Shoppes at Chenal Long-form PCD, located on the Southeast corner of Arkansas Systems Drive and Chenal Parkway. NEW BUSINESS: I. PRELIMINARY PLAT/REPLAT/SITE PLAN REVIEW: Item Number: File Number: Title: 1. S-1221-H Chenal Valley Phase 18-K Revised Preliminary Plat, located North of Chalamont Drive, West of Bronte Court and East of Joe T Robinson School. 2. S-1765-B Heritage Place Revised Preliminary Plat, located on the Southeast corner of Arkansas State Highway 300 and East Pinnacle Road. Agenda, Page Two I. PRELIMINARY PLAT/REPLAT/SITE PLAN REVIEW: (CONTINUED) Item Number: File Number: Title: 3. S-1806 Jose Barrientos Preliminary/Final Plat, located at 14502 Alexander Road. 4. S-1807 Phelps Industries Subdivision Site Plan Review, located at 1200 Fairpoint Avenue. 5. Z-4336-RR Arkansas Children’s Hospital Zoning Site Plan Review, located at 1 Children’s Way. II. PLANNED DEVELOPMENTS: Item Number: File Number: Title: 6. Z-4746-E Little Rock Funeral Home Short-form POD, located at 8801 Knoedl Court. 7. Z-5239-H Paradise Heights Revised Short-form PCD, located at 300 East Roosevelt Road. 8. Z-6249-A United Methodist Foundation of Arkansas Revised Short- form PD-O, located at 5300 Evergreen Drive. 9. Z-7200-E Plantation Services Short-form PD-C, located at 18305 Lawson Road. 10. Z-4343-LL Rezoning from MF-18 to R-2, Single-family Lots 12 and 13 Tract I-3, The Ranch Subdivision, located on the Southeast corner of Saratoga Drive and Ranch Boulevard. February 22, 2018 ITEM NO.: A FILE NO.: S-1805 NAME: Little Rock Tours Subdivision Site Plan Review LOCATION: Located at 3100 Interstate 30 DEVELOPER: Little Rock Tours, Inc. 3100 Interstate 30 Little Rock, AR 72206 OWNER/AUTHORIZED AGENT: Carey Martin, Little Rock Tours, Owner Crafton Tull and Associates, Agent SURVEYOR/ENGINEER: Crafton, Tull and Associates 10825 Financial Centre Parkway, Suite 300 Little Rock, AR 72211 AREA: 1.87-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 8 – Central City CENSUS TRACT: 5 CURRENT ZONING: I-2, Light Industrial District VARIANCE/WAIVERS: A variance from Section 36-319 to allow a 15-foot rear yard setback for the construction of an awning covering the proposed drive on the rear of the building. 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. The applicant is proposing the construction of a 5,760 square foot bus maintenance and service building on this 1.87-acre site. Access and circulation on the site will not be altered with the construction of the new building. Service and maintenance functions currently being performed outdoors will be moved into the new building. Storm drainage and utilities will be rerouted as shown on the site plan to accommodate February 22, 2018 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1805 2 construction of the new building. Constructed as a single story, the building façade materials will consist of split face block and metal building panels. The request includes a variance from Section 36-319 to allow a 15-foot rear yard setback for the construction of an awning covering the proposed drive on the rear of the building. B. EXISTING CONDITIONS: Little Rock Tours is located on the property which contains two (2) buildings. A portion of the area to the west is a single-family subdivision and there is a single-family home located to the north of the site. Interstate 30 is the property’s eastern boundary. South of the site is Ryder Truck Rental. The I-30 access road is one-way south bound adjacent to this site. C. NEIGHBORHOOD COMMENTS: All abutting property owners along with the CONO – Community Outreach Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Is the drainage easement public or private? Who is the easement in favor of? 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. 3. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 4. The property or a portion of the property lies within the 100-year floodplain. The lowest finished floor (including basement) of the proposed structure must be elevated to at least one (1) foot above the base flood elevation. Attendant utility and sanitary facilities must be elevated to above the base flood elevation. The finished floor elevation of at least one (1) foot above the base flood elevation must be shown on the grading plan and all final plats. An elevation certificate must be provided prior to the issuance of the certificate of occupancy. February 22, 2018 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1805 3 E. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: Sewer available to this site. EAD Analysis is 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 west side of the property and one that bisects the property to the north feeding the cell tower site. 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: 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. 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. February 22, 2018 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1805 4 5. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 a. Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. b. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. c. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. d. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 6. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 a. D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. b. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. c. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. February 22, 2018 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1805 5 d. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. 7. 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 or crichey@littlerock.gov. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. Any new development shall adhere to the current landscape code. 2. Existing vehicular use areas may continue as nonconforming until such time as a building permit is granted to enlarge or reconstruct a structure on the property exceeding ten (10) percent of the existing gross floor area. At such time ten (10) percent of the existing vehicular use area shall be brought into compliance with the landscape ordinance and shall continue to full compliance on a graduated scale. Verify existing building and addition square footage. 3. A land use buffer six (6) percent of the average width/depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The property to the west is zoned R-2, Single-family. The minimum dimension shall in no case be less than nine (9) feet in width. 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. February 22, 2018 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1805 6 4. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 5. Any existing landscape areas shall be protected as per City of Little Rock Landscape Ordinance (Sec. 15-100). Any trees or vegetation located in close proximity to construction shall have the area within the dripline fenced and protected from development activities. Any exiting landscape, irrigation, or opaque fence adjacent to the residential property disturbed by construction shall be repaired or replaced before completion and final acceptance of the project. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. 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: (December 20, 2017) Mr. Frank Riggins of Crafton Tull and Associates was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues in need of addressing related to the site plan. Staff questioned the buffers and screening of the areas adjacent to the single-family homes. Staff also questioned if any additional signage was proposed with the new development. Public Works comments were addressed. Staff questioned if the drainage easement was public or private. Staff stated a special grading permit for flood hazard areas was required. Staff stated the site was located within the 100-year flood plain. Staff stated the finished floor of the new building should be located at least one (1) foot above the base flood elevation. Landscaping comments were addressed. Staff stated any upgrades to the site would require compliance with the landscape ordinance minimums based on the percentage of upgrade. Staff stated any new developed or paved areas were to comply with the minimum requirements of the landscape ordinance. Staff stated any existing landscaped areas were to be protected. February 22, 2018 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1805 7 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 a note on the plan stating a new wood fence will be installed adjacent to the residential homes. The applicant has indicated new signage is proposed along the eastern facade of the new building with the new construction. The applicant is requesting Subdivision/Multiple Building Site Plan Review as per Section 31-13 of the Little Rock Code of Ordinances. The proposal is to allow the construction of a 5,760 square foot bus maintenance and service building on this 1.87-acre site. The plan includes the reworking of a number of the buildings by removing previous additions and the removal of a number of free standing buildings. The site improvements include the removal of a 3,550 square foot metal building, metal canopy and columns, 650 square foot metal building and various areas of pavement. The existing 10,000 square foot office, metal building, will remain and continue to serve as its current function, the offices for Little Rock Tours. The removed buildings will be replaced with a new 5,760 square foot 1-story metal building maintenance shop and a 440 square foot paint booth. The existing storm drain will be rerouted and utilities extended to serve the new building. A new concrete apron will be installed at the perimeter of the shop. The building façade materials will consist of split face block and metal building panels. Access and circulation on the site will not be altered with the construction of the new building. Service and maintenance functions currently being performed outdoors will be moved into the new building. Storm drainage and utilities will be rerouted as shown on the site plan to accommodate construction of the new building. Easements will be relocated, both public and private, and dedicated via newly recorded easement dedication deed. The applicant is proposing to connect to the sanitary sewer system to allow the water from the bus washing to flow into and be contained within the sanitary sewer. If during review the applicant elects to not connect to the sanitary sewer system the applicant must contact the Arkansas Department of Environmental Quality to obtain all proper permits. The applicant is requesting a variance from Section 36-319 to allow a 15-foot rear yard setback for the construction of an awning covering the proposed drive February 22, 2018 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1805 8 on the rear of the building. The property is zoned I-2, Light Industrial District which typically requires the placement of a 25-foot rear yard setback. 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 seeking site plan approval per Section 31-13 to allow the placement of more than one (1) structure on a single parcel of property. The applicant is proposing upgrades to the site including additional landscaping and a new screening fence adjacent to the residential homes. Although there is a variance to allow a reduced building setback along the rear property line staff does not feel this will significantly impact this site or the adjoining homes. J. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request from Section 36-319 to allow a 15-foot rear yard setback for the construction of an awning covering the proposed drive on the rear of the building. PLANNING COMMISSION ACTION: (JANUARY 11, 2018) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated January 8, 2018, requesting a deferral of this item to the February 22, 2018, public hearing to allow the developer’s time to meet with the adjoining neighborhood. Staff stated the deferral request would require a waiver of the Commission’s By-laws with regard to the late deferral request. A motion was made to approve the By-law waiver request with regard February 22, 2018 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1805 9 to the late deferral request. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. STAFF UPDATE: The applicant submitted a request dated February 6, 2018, requesting deferral of this item to the April 5, 2018, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (FEBRUARY 22, 2018) The applicant was present. There were no registered objectors present. Staff stated the applicant had submitted a request dated February 6, 2018, requesting deferral of this item to the April 5, 2018, 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. February 22, 2018 ITEM NO.: B FILE NO.: Z-9284 NAME: Stix Bar and Grill Short-form PCD LOCATION: Located at 3910 Asher Avenue DEVELOPER: Stix Bar and Grill Cedric Love 2221 Marr Street North Little Rock, AR 72114 OWNER/AUTHORIZED AGENT: Glynda Gibson Owner Cedric Love, Agent SURVEYOR/ENGINEER: South Point Surveying 1082 Grant 708 Sheridan, AR 72150 AREA: 0.44-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 9 – I-630 CENSUS TRACT: 12 CURRENT ZONING: C-3, General Commercial District ALLOWED USE: General Retail PROPOSED ZONING: PCD PROPOSED USE: Bar and Grill – without adequate on-site parking VARIANCE/WAIVERS: None requested. The applicant failed to provide staff with the requested parking and circulation plan and the parking agreement(s) with adjacent property owners. Staff recommends deferral of this item to the February 22, 2018, public hearing. February 22, 2018 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-9284 2 PLANNING COMMISSION ACTION: (JANUARY 11, 2018) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had failed to provide staff with the requested parking and circulation plan and the parking agreement(s) with adjacent property owners. Staff presented a recommendation of deferral of this item to the February 22, 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 11 ayes, 0 noes and 0 absent. STAFF UPDATE: The applicant has not provided staff with the requested parking layout and circulation plan. Staff recommends deferral of this item to the April 5, 2018, public hearing. PLANNING COMMISSION ACTION: (FEBRUARY 22, 2018) The applicant was not present. There were no registered objectors present. Staff presented the item with a recommendation of deferral stating the applicant had not provided staff with the requested parking layout and circulation plan. Staff presented a recommendation the item be deferred to the April 5, 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 10 ayes, 0 noes and 1 absent. February 22, 2018 ITEM NO.: C FILE NO.: Z-9285 NAME: Brown Short-form PD-C LOCATION: Located at 9203 Hilaro Springs Road DEVELOPER: Dearl Brown 3220 Coffer Lane Little Rock, AR 72209 OWNER/AUTHORIZED AGENT: Dearl Brown, Owner/Agent SURVEYOR/ENGINEER: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.706-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 2 PLANNING DISTRICT: 14 – Geyer Springs East CENSUS TRACT: 41.08 CURRENT ZONING: R-2, Single-family ALLOWED USE: Single-family residential PROPOSED ZONING: PD-C PROPOSED USE: Auto repair VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The property was developed in the late 1960’s as commercial businesses. The owner previously used the property as Brown’s Salvage. The site is developed with three (3) buildings including a one (1) story frame building which was used as the office containing approximately 2,000 square feet. There are two metal February 22, 2018 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-9285 2 buildings on the site, each containing 3,750 square feet of floor area. The applicant is proposing the rezoning of the site to allow auto repair. B. EXISTING CONDITIONS: The property contains three (3) commercial buildings which were developed prior to the City annexing this area of Little Rock. Hilaro Springs Road is a two (2) lane street with open ditches for drainage. There are sidewalks located along the west side of Hilaro Springs Road. This area contains a mixture of uses including a manufactured home park to the east and single-family homes to the south. There is a large property ownership located across Hilaro Springs Road which includes manufactured housing, one and two-family residences and a church. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Upper Baseline Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Hilaro Springs Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required. 2. Obtain a franchise agreement from Public Works, Bennie Nicolo, bnicolo@littlerock.gov or 501.371.4818 for the private improvements (fence) located in the right-of-way. 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. February 22, 2018 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-9285 3 AT & T: No comment received. Central Arkansas Water: No comment received. 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 and approval is required by Building Codes Division before occupancy takes place. For information on submittal requirements and the review process, contact a commercial plans examiner, Curtis Richey at 501.371.4724 or crichey@littlerock.org. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Any new development shall adhere to the current landscape code. 3. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. Transportation/Planning: Rock Region Metro: The site is not located on a Rock Region Metro Route. Planning Division: This request is located in Geyer Springs East Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. The Residential Low Density 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 PDC (Planned Development Commercial) to allow automobile repair. Master Street Plan: West side of the property is Hilaro Springs Road and it is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited February 22, 2018 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-9285 4 to minimize negative effects of traffic and pedestrians on Hilaro Springs Road since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along Hilaro Springs Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. H. SUBDIVISION COMMITTEE COMMENT: (December 20, 2017) The applicant was not present. Staff stated there were no outstanding technical issues associated with the request. Staff stated the applicant was seeking the rezoning to allow auto repair as an allowable use for the property. 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 raised at the December 20, 2017, Subdivision Committee meeting. The applicant is seeking a rezoning of the site to allow the use of the property for auto repair. The Zoning Ordinance defines an auto repair garage as a facility for major motor vehicle repair, excluding body rebuilding. Staff has concerns with this type use at this location. Adjacent to this site on all sides are residential homes. Staff feels the non-residential aspect of the site should be limited to a commercial activity which will be less intrusive to the neighborhood. Staff feels a use such as auto parts, sales with limited motor vehicle part installation would be more appropriate for this site. This type use is primarily a facility for the sale of auto parts with an accessory function of the installation of parts. The installation is limited to functions such as tire mounting and other periodic parts maintenance. In this case engine rebuilding or major repair work is prohibited. J. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (JANUARY 11, 2018) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had contacted then concerning their recommendation and had requested a meeting with staff to determine if and what commercial uses staff would support for the redevelopment of the site. Staff requested February 22, 2018 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-9285 5 the item be deferred to the February 22, 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 11 ayes, 0 noes and 0 absent. STAFF UPDATE: The applicant has met with staff and has amended the request to limit the uses to the uses as allowed within the C-3, General Commercial Zoning District. The applicant has excluded a bar, lounge or tavern, beverage shop, hotel or motel and multi-family as allowable uses for the site. With the current request no auto-related activities are allowed on the site such as a tire shop, auto repair or auto paint and body. The site has not developed with a striped parking lot although there are large areas of paved surface located on the site. Staff recommends any future use of the property provide a properly striped parking lot and the proposed use of the property match the parking available on the site. The site has historically been a non-residential use. The site was developed as a commercial site prior to annexation to the City. With the approval of the rezoning to PCD, Planned Commercial Development, no outdoor activities associated with the reuse of this property will be allowed. All activities including all inventory and materials storage are to be located indoors. The site is to be cleaned and all existing outdoor items removed from the site. Staff is now supportive of the applicant’s request. Staff feels the proposed rezoning of the site to PCD, Planned Commercial Development, to allow the sale of the property to a C-3, General Commercial District user is appropriate. Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends the future use of the property match the parking available on the site. PLANNING COMMISSION ACTION: (FEBRUARY 22, 2018) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation the future use of the property match the parking available on the site. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. February 22, 2018 ITEM NO.: D 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. February 22, 2018 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-6783-A 2 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 Committee meeting. Staff 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. STAFF UPDATE: The applicant has not responded to comments raised at the November 1, 2017, Subdivision Committee meeting. Staff recommends deferral of this item to the February 22, 2018, public hearing. PLANNING COMMISSION ACTION: (JANUARY 11, 2018) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had not responded to comments raised at the November 1, 2017, Subdivision Committee meeting. Staff presented a recommendation of deferral of this item to the February 22, 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 11 ayes, 0 noes and 0 absent. STAFF UPDATE: The applicant has not responded to comments raised at the November 1, 2017, Subdivision Committee meeting. Based on the number of previous deferrals for lack of response to Subdivision Committee comments staff recommends withdrawal of this item, without prejudice. PLANNING COMMISSION ACTION: (FEBRUARY 22, 2018) The applicant was not present. There were no registered objectors present. Staff stated the applicant had not responded to comments raised at the November 1, 2017, Subdivision Committee meeting. Staff stated based on the number of previous deferrals for lack of response to Subdivision Committee comments they were presenting a recommendation of withdrawal of this item, without prejudice. 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. February 22, 2018 ITEM NO.: E 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 OWNER/AUTHORIZED AGENT: Ronny Davis, BCR Investment, Owner House of Bethesda, Agent 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 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, After school care, Food pantry, Soup kitchen, Community center, Events center, Church VARIANCE/WAIVERS: None requested. BACKGROUND: On July 19, 2000, staff approved the placement of two (2) portable classrooms on the site. The conditions of building placement included external lighting, parking lot and walks, paint to match the existing buildings, building code compliance, doorway February 22, 2018 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-6900-B 2 orientation, screening, building separation, skirting and fire department approval. The approval was from July 2000 to July 2002. On July 19, 2002, staff approved an extension for the placement of the portable classrooms on the site. The conditions of approval were the assurance that any new lighting was directed downward and into the site, compliance with any spacing requirements of the fire department and/or building codes related to life safety, all structures were to be skirted, provide a hard surface walkways from each building to paved parking lot or to connecting sidewalks. The approval allowed the portable buildings to remain on the site from July 2002 until July 19, 2004. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing a rezoning of the site from R-2, Single-family to PD-C, Planned Development Commercial, to allow the reuse of the property with a daycare, after school care, a food pantry, soup kitchen, community center, church and an events center. The short term plans include the daycare and after school care. The applicant indicates space has been set aside for the daycare and will house 65 children. Their ages range from six (6) weeks to five (5) years. Eight (8) to ten (10) staff will care for the children. At this time transportation will not be provided but in the future the applicant is requesting the option to provide transportation. The applicant is proposing after school care for up to 50 children. The ages range from pre-k to teens. There will be six (6) staff members to provide care for the children. The hours of operation for the daycare and after school care are from 6:00 am to 8:30 pm Monday through Friday. Saturday service may be added in the future. B. EXISTING CONDITIONS: The site is a former elementary school which was closed and was sold to the current property owner in April 2017. Pecan Avenue terminates at this property. There is a single-family subdivision located to the west of this site, the Richland Subdivision. North and east of the site is a large amount of undeveloped property. There is a church located to the east of this site accessed by Griffin Road which dead-ends at this property’s eastern boundary. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site were notified of the public hearing. There is not a contact person listed for the East Little Rock Neighborhood Association in the City of Little Rock’s Neighborhood Association listing. February 22, 2018 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-6900-B 3 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Access to the proposed commercial site is taken from residential standard streets. 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 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 west side of this property, and another line running along the south side of the 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. 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 February 22, 2018 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-6900-B 4 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. 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 February 22, 2018 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-6900-B 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 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. 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. February 22, 2018 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-6900-B 6 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 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: 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. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Any new development shall adhere to the current landscape code. 3. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance February 22, 2018 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-6900-B 7 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 #20 Hanger Hill/College Station. Planning Division: This request is located in Port Planning District. The Land Use Plan shows Public Institution (Pl) for this property. Public Institutional category includes public and quasi-public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals.. The applicant has applied for a rezoning from R-2 (Single Family District) to PDC (Planned Development Commercial) for a quasi-public group to provide services to the community such as food pantry, day care, etc. Master Street Plan: West side of the property is Pecan Avenue 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) The applicant was present representing the request. Staff stated there were a number of outstanding issues related to the proposed reuse plan in need of addressing. Staff questioned the proposed uses of the property. Staff questioned if an events center was a part of the request. Commissioner Latture questioned if the site was currently being used. Ms. Brewer stated the church was currently meeting at the site since their former location had burned. Staff requested Ms. Brewer provide a detailed cover letter indicating the proposed activities included in the request. Public Works comments were addressed. Staff stated access to the proposed site was taken from a residential street. Landscaping comments were addressed. Staff stated any new development and/or redevelopment of the site was to adhere to the current landscape code requirements. February 22, 2018 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-6900-B 8 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 has provided an updated cover letter to staff addressing the technical issues associated with the request raised at the November 1, 2017, Subdivision Committee meeting. The applicant has indicated a potential use of the building would be an events center. The anticipated activities include baby showers birthday celebrations, neighborhood meetings and/or meeting space for businesses. The applicant, House of Bethesda Outreach Ministry is currently meeting in the space and will continue to meet in this space until a new location can be secured. The request is to rezone the site from R-2, Single-family to PD-C, Planned Development Commercial, to allow the reuse of the property with a daycare, after school care, a food pantry, soup kitchen, community center and an events center. The short-term plans include the daycare and after school care. The applicant indicates the daycare and will house 65 children. Their ages range from six (6) weeks to five (5) years. Eight (8) to ten (10) staff will care for the children. At this time transportation will not be provided but in the future the applicant is requesting the option to provide transportation. The applicant is also proposing after school care for up to 50 children. The ages range from pre-k to teens. There will be six (6) staff members to provide care for the children. The applicant states within a portion of the site picnic areas and a basketball court will be added to allow for outdoor activity on the site. The hours of operation for the daycare and after school care are from 6:00 am to 8:30 pm Monday through Friday. Saturday service may be added in the future. The site plan has not indicated the placement of a dumpster on the site. Staff recommends should a dumpster be added in the future the dumpster be placed and screened to limit any visual impact on the abutting property. Staff also recommends the hours of dumpster service be limited to 7:00 am to 6:00 pm Monday through Friday. The revised cover letter states an eight (8) foot chain link fence will be added to the perimeter of the site. The applicant states the fence is necessary to limit trespassers and theft which is occurring on the site. February 22, 2018 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-6900-B 9 The applicant indicates the placement of a six (6) foot by eight (8) foot sign along Pecan Avenue. The sign will be placed at the entrance to the site. Although the site is a large site and was previously a school there appear to be around 40 to 50 striped parking spaces. Parking for a daycare and/or nursery is typically required at one (1) space per administrator, teach and employee on the largest shift plus one (1) space per facility vehicle, plus one space per ten (10) person capacity. Parking for the daycare and after school care would typically result in the need for 27 parking spaces. The applicant has not indicated the square footage proposed for the events center and/or the community center which will occupy the former auditorium space. Parking for an events center and a community center is typically based on one (1) parking space per 100 gross square feet of floor area. Staff recommends should the space proposed for the events center and/or community center exceed the typical parking requirement per the zoning ordinance the applicant provide additional paved parking. All new parking is to be landscaped per the landscape ordinance requirements. The applicant states the food pantry and soup kitchen are a part of their basic outreach ministry. Items will be collected and provided to recipients on an as needed basis. The applicant indicates the intent of the events center is not to allow alcohol sales. Alcohol is allowed in association with an event but no alcohol, tickets for alcohol, wristbands or any other products sold in exchange for alcohol is allowed for sale before or during the event. The facility is available for rent seven (7) days per week. The hours available are from 8:00 am to 10:00 pm Monday through Sunday. Staff is supportive of the applicant’s request. The request is to convert the former school into a daycare and after school care. The plan indicates adequate parking to serve this use. The community center/events center may generate a parking demand greater than is currently available on-site but staff feels should this occur the applicant can provide additional parking to accommodate the need. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the reuse of the building as proposed is appropriate. February 22, 2018 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-6900-B 10 I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends the hours of dumpster service be limited to 7:00 am to 6:00 pm Monday through Friday Staff recommends if the space proposed for the events center and/or community center exceed the typical parking requirement per the zoning ordinance for the use the applicant provide additional parking. All new parking is to be landscaped per the landscape ordinance requirements. 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 Committee meeting. Staff 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. STAFF UPDATE: The applicant has not responded to comments raised at the November 1, 2017, Subdivision Committee meeting. Staff recommends deferral of this item to the February 22, 2018, public hearing. PLANNING COMMISSION ACTION: (JANUARY 11, 2018) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had not responded to comments raised at the November 1, 2017, Subdivision Committee meeting. Staff presented a recommendation of deferral of this item to the February 22, 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 11 ayes, 0 noes and 0 absent. February 22, 2018 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-6900-B 11 PLANNING COMMISSION ACTION: (FEBRUARY 22, 2018) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation the hours of dumpster service be limited to 7:00 am to 6:00 pm Monday through Friday. Staff presented a recommendation if the space proposed for the events center and/or community center exceed the typical parking requirement per the zoning ordinance for the use the applicant was to provide additional parking. Staff stated all new parking was to be landscaped per the landscape ordinance requirements. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. February 22, 2018 ITEM NO.: F FILE NO.: Z-6051-L NAME: Shoppes at Chenal Long-form PCD 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 OWNER/AUTHORIZED AGENT: Shoppes and Chenal LLC, John Reese, Owner Crafton Tull and Associates, Agent SURVEYOR/ENGINEER: Crafton, Tull and Associates 10825 Financial Centre Parkway, Suite 300 Little Rock, AR 72211 AREA: 5-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 ALLOWED USE: General Retail PROPOSED ZONING: PCD PROPOSED USE: C-3, General Commercial District uses – allow two (2) signs along Chenal Parkway. VARIANCE/WAIVERS: 1. A variance from Sections 30-43 and 31-210 to allow the drive on Arkansas Systems Drive nearer the property line than typically allowed. 2. A variance from the Land Alteration Ordinance to allow grading of the site with the construction of the first building. February 22, 2018 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-6051-L 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The site plan indicates three (3) buildings, two (2) of which will contain 6,000 square feet and one (1) containing 22,734 square feet. The site will take access from a shared driveway with the Centre at Chenal at the southwest corner of the site, a new driveway on Chenal Boulevard and a new driveway on Arkansas Systems Drive. The site is proposed containing 243 parking spaces. The site plan indicates there are four (4) drive-through pick-up window. Each of the 6,000 square foot buildings has one (1) drive-through window service. The larger building will have a drive thorough service on each end of the building. The applicant is requesting a variance from Sections 30-43 and 31-210 to allow the drive on Arkansas Systems Drive nearer the property line than typically allowed. B. EXISTING CONDITIONS: The site is a partially wooded site located at the southeast corner of Arkansas Systems Drive and Chenal Parkway. The area has developed as an office complex with a retail center located to the south. The area to the northwest is a C-2, Shopping Center District zoned site developed as a shopping center, the Promenade at Chenal. To the west of the site is a property zoned PCD, Planned Commercial Development - Expired for the placement of a branch bank facility and a restaurant. Further west is property developing as St. Vincent’s West Medical campus. The Centre at Chenal is developed as a mixed use development including both office and retail uses. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Village of Wellington Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Chenal Parkway is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55-feet from centerline will be required. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Sidewalks should be installed along Chenal Parkway. February 22, 2018 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-6051-L 3 3. Pedestrian access should be provided from the public right-of-way to and between the proposed buildings. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. Is advanced grading requested to occur on the site for future phases with construction of Phase 1? 6. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 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. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 9. Submit a Traffic Impact Study for the proposed project. Study should address trip generation and trip distribution for the development and also should take into account existing and projected traffic growth. The proposed drive through stack distances should be examined to reduce conflicts and not block parking spaces and drive aisles. 10. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 11. The minimum Finish Floor elevation of at least one (1) foot above the proposed base flood elevation is required to be shown on plat and grading plans. At time of construction and prior to issuance of the final certificate of occupancy, an elevation certificate will be required to be provided. 12. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25-foot wide access easement is required adjacent to the floodway boundary. 13. The base flood elevations show to be below the bottom of the ditch. The majority of the channel adjacent to and within the subject property shows to be in the floodplain with the channel upstream of Arkansas Systems Drive shown to be in the floodway. Prior to issuance of a grading permit, a "No Rise Certification" based on the 100-year storm event for pre and post developed conditions must be provided to staff and FEMA for review and approval. 14. Per City Code, Section 36-341, vehicle parking is restricted from being provided in the floodway. February 22, 2018 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-6051-L 4 15. Show effective floodway and floodplain delineation as found on the FIRM on the subject property. 16. The maintenance of the box culverts will be the responsibility of the developer, property owner, or property owner association. 17. In case of structure failure or obstructions, a 100-year overflow path must be provided that will not damage adjacent properties. 18. Provide a Sketch Grading and Drainage Plan per Section 29-186 showing minimum finished floor elevations and 100-year overflow path. 19. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveway spacing is 250 feet from other intersections and driveways and 125 feet from side property lines. A variance is required for the proposed Arkansas Systems Drive driveway. 20. A concrete median should be extended along the outside of the drive thru lane at both the north and south restaurants to prevent driver confusion. 21. The 2-way vehicular circulation should be provided around the exterior of the site. 22. All driveways shall be concrete aprons per City Ordinance. E. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: Sewer available to this site. EAD Analysis required. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities based on the information provided. There is an existing three phase, underground power line running along the north side of Arkansas Systems Drive, and another one on the west side of Chenal Parkway adjacent to 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: No comment received. February 22, 2018 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-6051-L 5 Fire Department: 1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 2. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. 3. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 4. 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 February 22, 2018 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-6051-L 6 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. 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. February 22, 2018 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-6051-L 7 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 or crichey@littlerock.gov. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements and the Chenal/Financial Center Design Overlay District. 2. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 4. Building landscape areas shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 5. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). For developments with more than one hundred fifty (150) parking spaces the minimum size of an interior landscape area shall be three hundred (300) square feet. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 6. An irrigation system shall be required for developments of one (1) acre or larger. 7. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. February 22, 2018 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-6051-L 8 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 Chenal Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for rezoning from C-3 (General Commercial District) to PCD (Planned Commercial Development) to allow for future development of retail and restaurants. This request is within the Chenal Overlay District. Master Street Plan: West of the property is Chenal Parkway and it shown as a Principal Arterial on the Master Street Plan. North of the property is Arkansas System Drive and it shown as a Collector 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 Chenal Parkway since it is a Principal Arterial. 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: Class I Bike Path is shown along Chenal Parkway. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right -of- way or an easement is recommended. Nine-foot (9’) paths, replacing the sidewalks, are recommended to allow for pedestrian use as well as bicycle use. H. SUBDIVISION COMMITTEE COMMENT: (December 20, 2017) Mr. Frank Riggins of Crafton Tull 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 site plan. Staff stated the order menu board was to be screened unless the applicant requested the allowance to not screen the menu board. Staff questioned the maximum building height proposed for the new buildings. Staff also requested information concerning the proposed use mix of the new buildings. Public Works comments were addressed. Staff stated a grading permit was required prior to any development of the site. Staff stated the finished floor elevation should be placed at one (1) foot above the base flood elevation. Staff stated parking was restricted within the floodway. Staff requested the applicant February 22, 2018 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-6051-L 9 provide the floodway and floodplain to be delineated on the site plan based on the FIRM maps. Staff stated the driveway on Arkansas Systems Drive would require a variance from the Master Street Plan and Boundary Street Ordinances. Staff stated two (2) way vehicular circulation should be provided around the exterior of the site. Landscaping comments were addressed. Staff stated screening of the vehicular use area was required along all abutting streets. Staff stated a minimum of eight (8) percent of the vehicular use area was to be landscaped. Staff stated the development of two (2) or more acres would require a landscape plan stamped with the seal of a landscape architect. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or 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 concerns raised at the December 20, 2017, Subdivision Committee meeting. The applicant has provided the maximum building height for the proposed buildings at 35-feet, noted the uses proposed for the buildings are uses as allowed within the C-3, General Commercial Zoning District and noted on the site plan order menu boards will be screened per typical ordinance requirements. The request is a rezoning of the site from C-3, General Commercial Zoning District to PCD, Planned Commercial Development District, to allow the development of the site with an office retail development. The site is located within the Chenal/Financial Center Design Overlay District which has development criteria related to signage. The Overlay allows a single development sign not to exceed eight (8) feet in height and 100 square feet of sign area. The applicant is proposing the placement of two (2) development signs on the site. Each sign will be no more than eight (8) feet in height and 100 square feet of sign area. The request for the additional ground sign is the reason for the rezoning request. The site plan indicates three (3) buildings, two (2) of which will contain 6,000 square feet and one (1) containing 22,734 square feet. The site plan indicates the placement of 243 total parking spaces. The plan notes each of the buildings to provide parking as typically required for the use. The buildings indicated for restaurant use are each indicated with 60 parking spaces to serve the buildings. The office/retail building is indicated with 123 spaces or 5.41 spaces per 1,000 square feet. February 22, 2018 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-6051-L 10 The site will take access from a shared driveway with the Centre at Chenal at the southwest corner of the site, a new driveway on Chenal Boulevard and a new driveway on Arkansas Systems Drive are proposed. The applicant is requesting 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 site plan indicates there are four (4) drive-through pick-up window. Each of the 6,000 square foot buildings has one (1) drive-through window service. The larger building will have a drive through service on each end of the building. All order boards will be screened per typical ordinance requirements. The location of menu board speakers for drive-through windows of restaurants are to comply with the following criteria: (a) Each speaker shall be so mounted that it is baffled on all sides in a manner which will direct the sound produced to the vehicle served. (b) Each speaker location shall be designed to provide for a solid wall at least six (6) feet in height and twenty (20) feet in length along the opposite lane line. This wall shall be constructed of masonry or wood with a textured finish to diminish sound deflection. Building signage is proposed on the facades with public street frontage. The signage will be limited to a maximum of ten (10) percent of the façade area as typically allowed in commercial zones. The site plan indicates the placement of dumpsters and a note concerning the dumpster screening. There are locations where the dumpsters are located within the street side setback. The dumpsters will be screened via a split face CMU block with a front metal gate. In addition staff recommends the applicant provide landscape plant materials around the enclosure to aid in screening the block walls. The dumpster hours of service will be limited to 7 am to 6 pm Monday through Friday. Staff has requested the applicant provide a traffic analysis for the proposed development. The applicant has contracted with a traffic engineer who is preparing the report for staff review and comment. At this time staff cannot make a recommendation on the potential impact this development will have on the abutting streets. Staff’s recommendation and the full traffic analysis report will be provided to the Commission at the January 11, 2018, Public Hearing. J. STAFF RECOMMENDATION: Staff recommendation forthcoming. February 22, 2018 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-6051-L 11 PLANNING COMMISSION ACTION: (JANUARY 11, 2018) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated January 2, 2018, requesting deferral of this item to the February 22, 2018, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. STAFF UPDATE: The applicant submitted a revised site plan and cover letter to staff in an effort to diminish staff’s concerns related to the overall development plan. The applicant proposes several conditions in an effort to find common ground on which both the City and the developer can agree that will give the City measurable data by which review, approval and monitoring could occur at the same time and give the applicant flexibility to modify the plans without having to amend the PCD, Planned Commercial Development, zoning for each modification. The proposal includes: 1.The applicant requests the City approve the site plan as shown including four (4) drive-through windows as shown on the plan. 2.The applicant proposes to limit the number of cars in queue at each of the drive-through windows, at any given time, to the number shown on the plans for that particular drive-through and as listed below. This number shall hereinafter be referred to as the “approved number”. 3.The approved number refers to the maximum number in queue at any given time and not “trips per day”. 4.The approved number shown on the exhibit is for that drive-through window only and is not to be interpreted as an overall site total. The approved number, or a portion thereof, cannot be transferred to another drive-through. 5.Should a tenant come forward that requires or has historically shown that the approved number is inadequate, then the applicant agrees to submit a revised site plan and a traffic study which will analyze the affect that the proposed number of vehicles will have on the traffic function of the site and/or the boundary streets or access driveways. 6.The applicant also requests if the number in queue exceeds the approved number by ten (10) percent or less, the approval can be addressed at staff level without the requirement of a traffic study or amending the PCD, Planned Commercial Development, zoning. February 22, 2018 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-6051-L 12 7.Proposed drive-through capacities are not to be exceeded unless approved by Little Rock Public Works and are as follow: a.Drive-through 1 12 cars b.Drive-through 2 8 cars c.Drive-through 3 6 cars d.Drive-through 4 12 cars 8.The applicant requests to be allowed to enlarge Buildings A and C from 6,000 square feet as shown on the current site plan to 7,000 square feet if th e drive-through for that particular building is not constructed and the amendment can occur without amending the PCD, Planned Commercial Development, zoning. The amendment is to occur as a staff level sign-off. 9.The applicant requests the southern-most driveway be allowed to remain as shown as well on the current site plan dated February 7, 2018, as well as Drive-through 4 to remain as shown for Building C. The applicant feels that the concern for possible conflict was addressed when the drive-through was modified to provide for double stacking. The drive-through now provides for 12 cars. Should this number prove to be inadequate and results in traffic conflict at the driveway, then Condition 5 of this proposal would be initiated. The applicant submitted a traffic study to staff on February 12, 2018. Staff is reviewing the findings of the traffic study and will provide an update to the Commission at the public hearing. Staff recommendation forthcoming. PLANNING COMMISSION ACTION: (FEBRUARY 22, 2018) The applicant was present. There were no registered objectors present. Staff stated they had reviewed the applicant’s traffic study and based on a letter received from the Owners Representative, Frank Riggins of Crafton Tull and Associates, staff was now in support of the request. Staff stated the letter outlined twelve (12) responses to an e- mail dated February 16, 2018, from Traffic Engineering. Staff stated the applicant’s letter was dated February 21, 2018, and would become a part of the applicant’s application and approval. Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the applicant’s request to grade the site with the development of the first building. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. February 22, 2018 ITEM NO.: 1 FILE NO.: S-1221-H NAME: Chenal Valley Phase 18-K Revised Preliminary Plat LOCATION: Located North of Chalamont Drive, West of Bronte Court and East of Joe T Robinson School DEVELOPER: Deltic Timber Corporation 7 Chenal Club Circle Little Rock, AR 72223 OWNER/AUTHORIZED AGENT: Deltic Timber Corporation, Owner White-Daters and Associates, Agent SURVEYOR/ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 32.70-acres NUMBER OF LOTS: 87 FT. NEW STREET: 4,350LF WARD: 5 PLANNING DISTRICT: 19 – Chenal CENSUS TRACT: 42.13 CURRENT ZONING: R-2, Single-family VARIANCE/WAIVERS: 1.A variance from the Land Alteration Ordinance to allow grading of all phases with the development of the first phase. 2.A variance to allow a reduced front building line, 20-feet, and a reduced side yard setback, 7-feet. BACKGROUND: A preliminary plat was approved by the Little Rock Planning Commission for this property on March 10, 2011. The plat contained 26.8-acres and 82 residential lots. The applicant did not follow through with final platting within the time frame specified in the Subdivision Ordinance (2-years) and the plat has since expired. February 22, 2018 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1221-H 2 A preliminary plat for the area was approved by the Little Rock Planning Commission for a large portion of this property on October 12, 2017. The development was proposed in four (4) phases. The average lot sizes proposed are 60-feet by 150-feet and 60-feet by 120-feet. The development included 26.8-acres and 82 residential lots. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now requesting preliminary plat approval to allow the development of 32.70-acres with 87 single-family residential lots. The lots are indicated with variances to allow a 20-foot front platted building line and a 7-foot side yard setback. The request also includes a variance to allow grading of all phases with the construction of the first phase. The developer is proposing the placement of an alternative pedestrian circulation system with walks, paved paths and trails within the subdivision area. A portion of the proposed plat area is located outside the City limits of Little Rock. Prior to development of this area the applicant will seek annexation to the City to allow all City services to serve the proposed new lots. B. EXISTING CONDITIONS: The site is wooded sloping upward from the street to the north. North of the site proposed for development is Joe T. Robinson School and to the west is a private recreational facility. East of the site is a developed single-family subdivision, Bronte Court. South of the site is Chalamont Drive, which has been constructed to Master Street Plan standard. Across Chalamont Drive is the Challain Place Subdivision. C. NEIGHBORHOOD COMMENTS: All abutting property owners along with the Duquesne Place Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is an advance grading variance being requested to grade the lots with construction of the street or to grade future phases with Phase 1? February 22, 2018 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1221-H 3 2. 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. 3. Stormwater detention ordinance applies to this property. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner's association. 4. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Greg Simmons at 501.379.1813 or gsimmons@littlerock.gov for more information. 5. Per the Fire Code, the secondary access is required to be at least 20 feet wide. 6. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. The east bound sight distance on Chalamont Drive is insufficient. The proposed plan shows to grade this area. 7. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). Drainage infrastructure maybe required to be constructed in the rear of lots. Access to the drainage infrastructure for public maintenance must be assured. 8. 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. 9. 100-year overflow swales must be constructed and placed within public drainage easements. 10. What is the proposed street name of the entrance street? 11. Temporary turnarounds must be provided at the end of each phase of construction. 12. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50-feet back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of Caurel Loop with Chalamont Drive for the subdivision sign. 13. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 14. 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. February 22, 2018 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1221-H 4 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 revised preliminary plat. There do not appear to be any conflicts with existing electrical utilities at this location. A three phase underground electrical power line runs along the south side of Chalamont Drive at this location, and a three phase, overhead power line runs along the east side 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. 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. 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. February 22, 2018 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1221-H 5 Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: 1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 2. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. 3. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 4. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. 5. Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. February 22, 2018 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1221-H 6 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official. 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 6. One- or Two-Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. 1. Exceptions: Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. 7. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. February 22, 2018 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1221-H 7 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. Planning Division: No comment. H. SUBDIVISION COMMITTEE COMMENT: (January 31, 2018) Mr. Tim Daters of White-Daters and Associates was present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff stated as indicated in the cover letter an annexation of the Phase 3 portion would be required prior to development of these lots. Staff also requested the applicant provide the location for a proposed mail kiosk, should the post office desire this type of mail delivery system. Public Works comments were addressed. Staff stated a grading permit would be required prior to any land development. Staff questioned if advanced grading was being request. Mr. Daters stated the request did include advanced grading to allow grading of all phases with the development of the first phase. Staff stated streetlights were required. Staff stated the Fire Code required a secondary access point to the subdivision a minimum of 20-feet in width. Staff requested the applicant provide a sketch grading and drainage plan. Staff stated if the drainage infrastructure was required to be constructed in the rear of the lots then access to the drainage infrastructure was required to assure maintenance. 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 most of the technical issues raised at the January 31, 2018, Subdivision Committee meeting. The applicant has indicated the subdivision identification sign will be a maximum of six (6) feet in height and thirty-two (32) square feet in area. The subdivision February 22, 2018 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1221-H 8 identification sign is consistent with signage allowed per the zoning ordinance for single-family subdivisions. The applicant has indicated a location for a mail kiosk should this type of mail delivery be required. The request includes a variance to allow grading of future phases and the lots with the installation of the streets and utility extensions. The applicant has indicated the need to grade future phases and the lots with the extension of the utilities and the placement of the streets is to allow the site to balance eliminating the need to haul excess materials from the site. The subdivision is proposed with 87 single-family residential lots developed in three (3) phases. The average lot sizes proposed are 75-feet by 130-feet. The development is indicated with 3,170 linear feet of new public street constructed to residential street standard. The applicant has indicated the streets will be constructed with 27-feet of pavement within a 45-foot and a 50-foot right of way. The request includes a variance to allow a minimum horizontal radius of 75-feet. The Master Street Plan indicates a minimum horizontal radius of 150-feet is required on residential streets. Phase I includes Lots 1 to 31. Phase II includes Lots 32 and 33, Lots 54 to 74 and Lots 82 to 87. The final phase includes Lots 34 to 53 and Lots 75 to 81. Due to the topography the applicant is requesting a variance to allow a 20-foot front building line on all the lots. Section 31-256 states front yard building lines on residential lots are to be 25-feet. The applicant is seeking a variance to allow a front building line of twenty (20) feet. Section 36-254(2) states side yard setbacks are to be a minimum of ten (10) percent of the lot width not to exceed eight (8) feet. The applicant is seeking a variance to allow the side yard setbacks on each side of the lots at seven (7) feet. Section 31-175(2) of the Little Rock Code of Ordinances states internalized pedestrian circulation system in the form of paved pathways may be substituted for sidewalks along collector and residential streets upon the request of the applicant and the approval of the Planning Commission A portion of the proposed plat area is located outside the City limits of Little Rock. Prior to development of this area the applicant will seek annexation to the City to allow all City services to serve the proposed new lots. Staff is supportive of the applicant’s request. The applicant is seeking preliminary plat approval to allow the development of 87 single-family lots on this 32.7-acre site. The development is proposed with a density of 2.66-units per acre. To staff’s knowledge there are no remaining outstanding technical issues February 22, 2018 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1221-H 9 associated with the request. Staff feels the plat as proposed is appropriate for the 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. Staff recommends approval of the variance request from the Land Alteration Ordinance to allow grading of all phases with the development of the first phase. Staff recommends approval of the variance request to allow a reduced front building line of 20-feet and a reduced side yard setback of 7-feet. PLANNING COMMISSION ACTION: (FEBRUARY 22, 2018) 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 Land Alteration Ordinance to allow grading of all phases with the development of the first phase. Staff presented a recommendation of approval of the variance request to allow a reduced front building line of 20-feet and a reduced side yard setback of 7-feet. 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. February 22, 2018 ITEM NO.: 2 FILE NO.: S-1765-B NAME: Heritage Place Revised Preliminary Plat LOCATION: Located on the Southeast corner of Arkansas State Highway 300 and East Pinnacle Road DEVELOPER: Heritage Land and Timber LLC 7510 Highway 300 Little Rock, AR 72223 OWNER/AUTHORIZED AGENT: Heritage Land and Timber, LLC, David White, Owner White-Daters and Associates, Agent SURVEYOR/ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 23.1-acres NUMBER OF LOTS: 6 & 1 Tract FT. NEW STREET: 0 LF WARD: N/A PLANNING DISTRICT: 20 - Pinnacle CENSUS TRACT: 42.05 CURRENT ZONING: R-2, Single-family VARIANCE/WAIVERS: A variance from Section 31-231 to allow the creation of lots without public street frontage. BACKGROUND: On February 25, 2016, The Little Rock Planning Commission approved a preliminary plat to allow the creation of a three (3) lot plat. Lot 1 was proposed containing 1.5-acres and Lots 2 and 3 were proposed with just over five (5) acres each. An existing home was located on Lot 1. The remaining lots were to be developed with new homes in the future. The proposed lots were to be served by Maumelle Water Corporation and each home was to have individual septic systems to serve as wastewater treatment. Lot 3 was proposed as a lot without public street frontage. An access and utility easement across Lot 2 to provide access and utilities the lot was approved. February 22, 2018 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1765-B 2 Proposed Lot 1 was zoned PD-R in 1995 (3/21/95) by the adoption of Ordinance No. 16,863. The approval allowed the use of the house as a bed and breakfast and the barn as a small antique shop. As a separate item on the agenda the applicant requested a revocation of the PD-R zoning and the restoration of the underlying R-2, Single-family zoning (Z-5946-A). Ordinance No. 21,174 adopted by the Little Rock Board of Directors On February 2, 2016, revoked the PD-R zoning and restored the R-2, Single-family zoning. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to allow the creation of three (3) additional lots and one (1) tract from this larger site. Lots 1 – 3 were final platted in April 2017. The developer wishes to replat these three (3) lots and add three (3) additional lots to the north which are indicated as Lots 4, 5 and 6. Also included in the plat is Tract A which has an existing barn and pond. Tract A will be used and maintained by each of the lots with a shared agreement. The southern three (3) lots have septic systems. The northern three (3) lots that are not developed have had acceptable perk test performed. Water will be provided by Maumelle Water Corporation. B. EXISTING CONDITIONS: The house and several outbuildings are located on the site. A new home is currently under construction on one (1) of the previously final platted lots. North of the site is East Pinnacle Road. The area south and east of this site contains a number of single-family homes located on large lots (5+ acres) with access from West Ridge Road. This area of Highway 300 is primarily homes located on large lots or acreage. There is an established commercial node located at the intersection of East and West Pinnacle Roads and Highway 300 to the north. C. NEIGHBORHOOD COMMENTS: All abutting property owners were notified of the public hearing. There is not an active neighborhood association registered with the City located in the general area. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Highway 300 is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required. February 22, 2018 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1765-B 3 2. East Pinnacle Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30-feet from centerline will be required. 3. A 20-foot radial dedication of right-of-way is required at the intersection of Highway 300 and East Pinnacle Road. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Highway 300 including 5-foot sidewalks with the planned development. 5. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to East Pinnacle Road including 5-foot sidewalks with the planned development. The new back of curb should be placed 18-feet from centerline of the existing street. 6. Show proposed driveway locations. All driveways shall be concrete aprons per City Ordinance. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. 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. If gates are proposed at driveways, the call box should located at least 20 feet from the new right-of-way line. 9. Obtain permits for improvements within State Highway right-of-way from the Arkansas Department of Transportation (ADOT) District VI. 10. In accordance with Section 32-8, no obstruction to visibility including fences shall be located within a triangular area 50-feet back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of Highway 300 with East Pinnacle Road. 11. 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. E. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: Outside the service boundary. Provide documentation of approved septic systems prior to final platting. Entergy: Entergy does not object to this revised preliminary plat. Service is already being provided to this property and structures with no apparent conflicts with existing electrical facilities. Overhead power lines currently exist on the east side of Highway 300, and along the south side of Pinnacle Valley Road. Contact February 22, 2018 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1765-B 4 Entergy in advance to discuss any changes to electrical service requirements, or adjustments to existing facilities (if any) as this proposal proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No comment. Outside the service boundary of Central Arkansas Water. Contact Maumelle Water to discuss options and requirements. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: 1. Provide Bill of Assurance for review. 2. Provide source of title for the property. 3. Show distance to second section or quarter section corner and state plan coordinates for both section corner and two (2) property corners. 4. Show bearings for all internal property lines. Label all property corners. Comply with minimum survey standards. 5. Show zoning or all platted lots. 6. Provide approval letters from Arkansas Health Department for all undeveloped lots. Verify existing septic system are wholly contained within the proposed parcel lines. 7. Provide approval letter from West Pulaski Volunteer Fire Department. 8. Provide current effective FEMA flood panel number and date. 9. Include Pulaski County in certificates of engineering accuracy. 10. Include Pulaski County certificate of preliminary approval. 11. Legally describe access easement to Tract A and Lot 3R on the plat and in the Bill of Assurance. 12. Ensure any required ADEQ erosion control plan and protocols are in place during construction. 13. Pay $33.00 County review fee. 14. Obtain driveway permits from AHTD for any new driveways. 15. Provide Pulaski County Public Works all road, drainage and infrastructure design documents for Public Works review prior to construction. Provide if February 22, 2018 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1765-B 5 the Little Rock Planning Commission requires half street improvements to East Pinnacle Road. 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. Planning Division: No comment. H. SUBDIVISION COMMITTEE COMMENT: (January 31, 2018) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff stated the drive located on the common lot line of Lots 1R and 4 should be indicated as an access easement. Staff requested Mr. White provide a letter from the Maumelle Water Association and the area Volunteer Fire Department concerning the proposed plat request and their ability to serve the new lots. Public Works comments were addressed. Staff stated dedication of right of way along the abutting streets was required. Staff stated a radial dedication was also required at the intersection of East Pinnacle Road and Highway 300. Staff stated street improvements were required to the abutting streets. Staff stated ADOT had denied the street improvements along Highway 300 with the previous request. Mr. White questioned the improvements to East Pinnacle. Staff stated the improvements were required if the County would allow the improvements to be installed. 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. February 22, 2018 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1765-B 6 I. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing the technical issues associated with the request raised at the January 31, 2018, Subdivision Committee meeting. The applicant has contacted the Maumelle Volunteer Fire Department and the Maumelle Water Company, both have indicated they can serve the proposed new lots. The revised plat also includes the placement of a shared access easement along the common lot line of Lots 1R and 4. The request is to allow the creation of three (3) additional lots and one (1) tract from this site. Lots 1 – 3 were final platted in April 2017. The developer is proposing to replat the three (3) previously final platted lots and add three (3) additional lots to the plat area. The new lots are located to the north of the previously final platted lots and are indicated as Lots 4, 5 and 6. Also included in the plat is a tract, Tract A, which has an existing barn and pond. Tract A will be held in common ownership by the property owners association and will be maintained by each of the lot owners via a shared agreement. The southern three (3) lots have approved septic systems. The northern three (3) lots have an acceptable perk test performed. The applicant will be required to provide approval of the septic systems prior to the issuance of a 911-address. The plat includes a variance from Section 31-231 to allow the creation of a lot without public street frontage. All the new residential lots are proposed without public street frontage. The variance is associated with the lot which was previously reviewed and final platted, Lot 3R. An access and utility easement was platted to serve the lot. Staff is supportive of the applicant’s request. The applicant is requesting approval of a revision to a previously approved preliminary plat to increase the land area and include three (3) additional lots for the proposed subdivision. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the preliminary plat as proposed is appropriate for 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. Staff recommends approval of the variance request from Section 31-231 to allow the creation of a lot without public street frontage. February 22, 2018 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1765-B 7 PLANNING COMMISSION ACTION: (FEBRUARY 22, 2018) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request from Section 31-231 to allow the creation of a lot without public street frontage. Ms. Janet Stannard addressed the Commission in opposition of the request. She stated the water supply in the area was inadequate to serve the existing homes. She questioned if new homes were added what would be the impact on the existing homes. She also stated the pressure was not adequate for the fire department to fight fires. She stated a neighbor’s home burned in 2012 because there was not adequate pressure to put out the fire. She stated the fire department was forced to truck water up the hill to use to put out the fire. She stated she was also concerned with access. She stated the drives on Highway 300 were placed in areas that there was not adequate for sight distance. She stated she had witnessed several near misses with the location of the current drive. She stated she was also concerned with flooding. She stated the northwest corner of the site frequently flooded. She stated she was concerned the flooding would impact the septic systems. Ms. Annette Connaway addressed the Commission with concerns. She stated her primary concern was the loss of property due to the road widening. She stated East Pinnacle was a narrow road. She stated her home was located near the street and any widening would impact her home. She questioned the future plans for East Pinnacle Road. Mr. Joe White of White-Daters and Associates was present representing the owner. He stated East Pinnacle was indicated on the Master Street Plan as a collector street. He stated the County did not want the road widened but if any widening occurred it would all take place on the subdivision side of the road. He stated Ms. Stannard was located on top of the hill which could be a possibility for the lack of pressure. He stated the owner/developer of the subdivision lived on Lot 2 with his family and they had not had any issues with water pressure. He stated there was a booster pump located at the intersection of East Pinnacle and West Ridge Road. He stated he would work with Ms. Stannard and the Maumelle Water Corporation to see if her issue could be resolved and at least decreased. Mr. White stated the driveway location on Highway 300 was approved by the Arkansas Highway Department. He stated the Highway Department had determined there was adequate sight distance for the drive at the current location. He stated the plan included two (2) additional drives to Highway 300, which would also be approved by the Highway Department, and two (2) drives from East Pinnacle. He stated the drives on East Pinnacle would be approved by the County. He stated at the request of staff, the drives February 22, 2018 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1765-B 8 on East Pinnacle and Highway 300 were proposed to be located further from the intersection than shown on the current plan. The Commission questioned staff as to the proposed widening of East Pinnacle Road. Staff stated all widening would take place on the developer’s side of the road. Staff stated if and when the property on the north side was proposed for redevelopment then widening would occur on that side of the road. Staff stated if redevelopment did not occur and a public project was proposed then the property owners would be approached with regard to dedication or acquisition of right of way to allow the street widening to occur. Staff stated there was not a public project proposed for this area. Mr. White questioned the County’s stand on widening of streets within their jurisdiction. Staff stated until they received in writing from the County the desire for the street construction to not occur then staff would request the improvements be completed. There was a general discussion concerning the water pressure in the area. Mr. White stated he would work with Maumelle Water Corporation to see if the pressure in the area could be increased. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 1 no and 0 absent. February 22, 2018 ITEM NO.: 3 FILE NO.: S-1806 NAME: Jose Barrientos Preliminary/Final Plat LOCATION: Located at 14502 Alexander Road DEVELOPER: Jose Barrientos 704 Prickett Road Bryant, AR 72022 OWNER/AUTHORIZED AGENT: Jose Barrientos, Owner/Agent SURVEYOR/ENGINEER: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72062 AREA: 1.47-acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF WARD: 7 PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 41.04 CURRENT ZONING: R-2, Single-family VARIANCE/WAIVERS: A variance from Section 31-231 to allow the creation of a lot without public street frontage. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting plat approval to allow the creation of two (2) lots from this existing 1.47-acre parcel. The lots are indicated containing 0.32-acres and 1.17-acres. Lot 2 contains an existing single-family residence. Lot 1 is proposed for future construction of a new single-family home. The request includes a variance from Section 31-231 to allow the creation of a lot without public street frontage. February 22, 2018 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1806 2 B. EXISTING CONDITIONS: This area is predominately single-family homes located on large lots or acreage. There are new homes being developed in this area. Alexander Road is a substandard narrow roadway with open ditches for drainage. The town of Alexander is located to the west of this site. There is an attached single-family development being constructed to the east of this site along Vimy Ridge Road. C. NEIGHBORHOOD COMMENTS: All abutting property owners 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. Alexander Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required. 2. All driveways shall be concrete aprons per City Ordinance. 3. Driveway locations and widths must meet the traffic access and circulation requirements of Sections 30-43 and 31-210. With Alexander Road being an arterial street with speed greater than a typical residential street and the proposed side by side driveways with the property to the south creating confusion and conflict, the proposed ingress/egress access easement should be relocated near the north property line. This location will also improve sight distance. 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 proposed plat. There do not appear to be any conflicts with existing electrical utilities at this location. Service is already being provided to a house located at this address. A three phase, overhead power runs along the south side of Alexander Road 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. February 22, 2018 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1806 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. 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. 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. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: No comment. F. Building Codes/Landscape: Building Code: No comment. February 22, 2018 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1806 4 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: (January 31, 2018) The applicant was present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff stated the new lot line should be indicated with a minimum lot depth of 100-feet and a minimum rear yard setback of 25-feet. Public Works comments were addressed. Staff requested the applicant relocate the drive to the north side of the property to allow for additional sight distance and to reduce confusion and conflicts with the adjacent driveway to the south. Staff also stated all driveways were to be concrete aprons per City 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: The applicant has revised the plat to allow for a minimum lot depth of 100-feet for Lot 2 and indicated the rear building setback of 25-feet. The applicant is working with public works staff to determine the best location for the driveway to serve the existing home as well as the new home. The request is for plat approval to allow the creation of two (2) lots from an existing 1.47-acre parcel. The lots are indicated containing 0.32-acres and 1.17-acres. Lot 2 contains an existing single-family residence. Lot 1 is proposed for future construction of a single-family home. The request includes a variance from Section 31-231 to allow the creation of lots without public street frontage. The applicant is proposing to serve the rear lot via an access and utility easement extending from Alexander Road to the new lot. The easement will be placed in the best location to provide adequate sight distance for the drive intersection with Alexander Road. February 22, 2018 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1806 5 Staff is continuing to work with the applicant to determine the best location for the drive accessing the two (2) lots. Staff will provide an update and recommendation at the upcoming public hearing. J. STAFF RECOMMENDATION: Staff recommendation forthcoming. PLANNING COMMISSION ACTION: (FEBRUARY 22, 2018) The applicant was present. There were no registered objectors present. Staff presented the item stating they and the applicant had not been able to resolve staff’s concerns regarding the placement of the driveway to serve the existing lot and the new lot. Staff presented a recommendation of deferral of the item to the April 5, 2018, public hearing to allow additional time to resolve this issue. 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. February 22, 2018 ITEM NO.: 4 FILE NO.: S-1807 NAME: Phelps Industries Subdivision Site Plan Review LOCATION: Located at 1200 Fairpoint Avenue DEVELOPER: Phelps Industries 1700 East 9th Street Little Rock, AR 72202 OWNER/AUTHORIZED AGENT: John Phelps, Owner Phillip Lewis Engineering Inc., Agent SURVEYOR/ENGINEER: Phillip Lewis Engineering, Inc., 2701 Kavanaugh Boulevard, Suite 200 Little Rock, AR 72205 AREA: 5.0-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 7 – I-30 CENSUS TRACT: 2 CURRENT ZONING: I-3, Heavy Industrial VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The site contains 5-acres that is currently utilized by Phelps Manufacturing for manufacturing of truck and trailer lifts/tilting structures for dumping of the trucks and/or trailers. The applicant is requesting Subdivision/Multiple Building Site Plan Review as per Section 31-13 of the Little Rock Code of Ordinances. The site currently contains two (2) buildings containing 16,528 square feet and 43,314 square feet. The applicant is proposing to add an additional building containing 12,890 square feet. February 22, 2018 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1807 2 B. EXISTING CONDITIONS: The site is an industrial site with materials and products stored around the site. This area is industrial with heavy industrial uses such as brick manufacturing and a large salvage yard. To the west of this site is an apartment complex and further west are single-family homes. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Hanger Hill Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. 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 ownership and/or property owners association. 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 at the location of the proposed construction. There is an existing three phase, overhead power line currently providing service on the east side 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. 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. February 22, 2018 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1807 3 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. 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. 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 February 22, 2018 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1807 4 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 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 February 22, 2018 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1807 5 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. 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 February 22, 2018 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1807 6 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. Landscape: 1. Any new site development must comply with the City’s landscape and buffer ordinance requirements. 2. The City Beautiful Commission recommends preserving as many existing trees as feasible on the covered sites. 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: (January 31, 2018) The applicant was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Public Works comments were addressed. Staff stated the stormwater detention ordinance would apply to the property. Staff requested the applicant provide the location for the stormwater detention facilities on the plan. Staff stated maintenance of the detention pond and all private drainage improvements were the responsibility of the owner. February 22, 2018 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1807 7 Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. I. ANALYSIS: The applicant submitted a revised site plan to staff addressing the technical issues associated with the request raised at the January 31, 2018, Subdivision Committee meeting. The applicant has noted an area proposed for stormwater detention on the site plan. The request is for Subdivision/Multiple Building Site Plan Review as per Section 31-13 of the Little Rock Code of Ordinances. The site currently contains two (2) buildings. One building contains 16,528 square feet and the second building contains 43,314 square feet. The applicant is proposing to add an additional building containing 12,890 square feet along the northern side of the site. The building will be located approximately 20-feet from the existing building located on the north side of the site. 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. The development as proposed complies with setbacks per the existing I-3, Heavy Industrial Zoning District. The applicant notes any required landscaping due to upgrades on the site will be provided with the review and approval of the building permit. 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 seeking to place a third building on the site to be used by Phelps Manufacturing. The building will allow for additional manufacturing space for the company. To staff’s knowledge there are no outstanding technical issues associated with the request. Staff feels the request to add the additional building on the site will have little impact on this site or on the abutting property. February 22, 2018 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1807 8 J. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (FEBRUARY 22, 2018) 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 10 ayes, 0 noes and 1 absent. February 22, 2018 ITEM NO.: 5 FILE NO.: Z-4336-RR NAME: Arkansas Children’s Hospital Zoning Site Plan Review LOCATION: Located at 1 Children’s Way DEVELOPER: Arkansas Children’s Hospital Attn. Ms. Amy Cress, PhD Vice President Facilities and Support Services 1 Children’s Way Little Rock, AR 72202 OWNER/AUTHORIZED AGENT: Amy Cress on behalf of Arkansas Children’s Hospital, Owner Cromwell Architects and Engineers, Agent SURVEYOR/ENGINEER: Cromwell Architects and Engineers Attn. Kent W. Taylor 101 South Spring Street Little Rock, AR 72202 AREA: 30 City Blocks NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 8 – Central City CENSUS TRACT: 45 CURRENT ZONING: O-2, Office and Institutional VARIANCE/WAIVERS: A variance from the provision of Article X of Chapter 36 of the Little Rock Code of Ordinances to allow the signage as proposed. BACKGROUND: On January 18, 2007, the Little Rock Planning Commission approved a Zoning Site Plan Review request to allow the replacement of a portion of the signage located on the Arkansas Children’s Hospital Campus. The project included the placement of “The Beacon Sign” and building mounted identification sign which would be separated to optimize the hospital brand exposure. Signs were approved with variances to allow the placement of signage with heights and area in excess of the maximum height and area typically allowed in office zones. February 22, 2018 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-4336-RR 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The scope of the project is to replace the exterior wayfinding signage on the Arkansas Children’s Hospital (ACH) campus. These signs direct visitors and patients where to enter, where to park, and how to find the services or people they need. As part of the previous project, the hospital replaced the primary signage identifying the campus from I-630, the main and some secondary entry campus entry points and the main hospital building. This project includes identification of more secondary campus entries; ground, pole or moment and building mounted signs to identify both specific buildings and functions within them (for example, the Emergency Department, Clinics, the daycare, the gathering spaces, etc.); and allowed users for almost twenty (20) parking lots. All of the signs are new; however, some are one-for-one-replacements of existing signs; even using the existing foundations and power supplies. Some of the existing signs are being removed without replacement, and others are replaced in different locations or are wholly new locations. B. EXISTING CONDITIONS: The sign locations are proposed at various locations around the Arkansas Children’s Hospital Campus. The signage is proposed along the perimeters of Arkansas Children’s Hospital property and within the main campus. Uses in the area include the Arkansas Children’s Hospital campus both medical facilities and parking areas, residential, commercial and office uses not owned by ACH. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Central High Neighborhood Association and the Downtown Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Obtain a franchise agreement from Public Works, Bennie Nicolo, at 501.371.4818 or bnicolo@littlerock.gov for the private improvements located in the right-of-way. 2. The proposed signage should be located no closer than 15-feet from the back of curb and be placed to provide sufficient sight distance for vehicular and pedestrian traffic. February 22, 2018 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-4336-RR 3 E. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: No comment. Entergy: Entergy does not object to this signage package proposal. There do not appear to be any conflicts with existing electrical utilities. Contact Entergy in advance to discuss electrical service requirements for any of the signage, 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 objection. 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 located on Rock Region Metro Route #3, Baptist Medical Center. Planning Division: No comment. H. SUBDIVISION COMMITTEE COMMENT: (January 31, 2018) The applicant was present representing the request. Staff presented an overview of the item stating there were no additional items necessary to complete the review process. Public Works comments were addressed. Staff stated a franchise agreement from Public Works was required for any private improvements located within the public right of way. Staff requested all signs be located no closer than 15-feet February 22, 2018 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-4336-RR 4 from the back of curb and be placed to provide sufficient sight distance for vehicular and pedestrian traffic. 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 proposal is to review and approve the signage plan for Arkansas Children’s Hospital. The plan does require variances from Article X of Chapter 36 of the Little Rock Code of Ordinances with regard to the size of a number of the proposed signs located on office zoned property. Typically the maximum sign height is six (6) feet and the maximum sign area is sixty-four (64) square feet. A number of the ground mounted signs exceed the typical sign height and area. In addition directional and informational signage is defined as signs of two (2) feet square or less, and having no more than six (6) feet in height, giving direction to a specific location, instructions or facility information. The sign may contain the business name or logo and an arrow for direction of travel, but no advertising or commercial copy. A number of the directional signs exceed the typical height and area allowed within the office zones. The majority of the proposed signage either meets or exceeds staff’s request to locate the signs no closer than 15-feet from the back of curb. There are however six (6) signs where the applicant is requesting exception to this requirement. Sign PID 108, located on Bishop Street at the Adolescent Center does not allow sufficient distance between the sidewalk and the parking lot to place the sign at 15-feet. This sign replaces an existing sign in a new, but similar location. The proposed location has been moved as far back as possible and still remains within the dedicated landscape buffer, while maintaining visibility for vehicular and pedestrian traffic. Sign PID 101, located on Wolfe Street at the Clark Center does have sufficient room between the curb and sidewalk to place the sign at 15-feet. The proposed location is in the widest portion provided within the dedicated landscape buffer and still visible for vehicular and pedestrian traffic. Sign EP 83, located at Residents Parking Lot on Battery Street does not allow sufficient room between an existing retaining wall and parking lot. This sign replaces an existing sign in the same location. February 22, 2018 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-4336-RR 5 Sign PY 80, Emergency Sign located at Battery Street and 10th Street, would be visually impaired by an existing building and is one of the most important signs on the campus and main directional for emergencies. This sign replaces and existing sign in the same location. Sign P 81, located at Emergency Parking on 10th Street, does not allow the sign to be placed 15-feet off the curb due to an existing retaining wall. This sign replaces an existing sign in the same location. Sign TD 89, located on Battery Street at the Service Entrance would be visually impaired by an existing building if moved back. This sign replaces an existing sign at this location. The applicant is also proposing to replace a number of the wall signs located on the campus buildings. The signs as proposed will comply with the sign area typically allowed in office zones or a maximum of ten (10) percent of the façade area of the wall on which the sign is located. Some of the signs will be placed without direct public street frontage. Staff is supportive of the wall signage placement as proposed. Staff is supportive of the signage as proposed and the indicated locations of the proposed signs. Staff feels the signage as proposed will not adversely impact the area. The signage is proposed to visually appeal to the clients of the hospital. To staff’s knowledge there are no outstanding issues associated with the request. 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 provision of Article X of Chapter 36 of the Little Rock Code of Ordinances to allow the signage as proposed. PLANNING COMMISSION ACTION: (FEBRUARY 22, 2018) 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 provision of Article X of Chapter 36 of the Little Rock Code of February 22, 2018 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-4336-RR 6 Ordinances to allow the signage as proposed. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. February 22, 2018 ITEM NO.: 6 FILE NO.: Z-4746-E NAME: Little Rock Funeral Home Short-form POD LOCATION: Located at 8801 Knoedl Court DEVELOPER: Brad Leggett P.O. Box 56647 Little Rock, AR 72215 OWNER/AUTHORIZED AGENT: Brad Leggett on behalf of Little Rock Funeral Home, Owner White-Daters and Associates, Agent SURVEYOR/ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.0-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 6 PLANNING DISTRICT: 11 – I-430 CENSUS TRACT: 24.08 CURRENT ZONING: O-3, General Office District ALLOWED USE: General and Professional Office PROPOSED ZONING: POD PROPOSED USE: Add crematorium as an allowable use. VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning of the site from O-3, General Office Zoning District to POD, Planned Office Development Zoning District, to add a crematorium as an allowable use for the property. There are no other changes proposed for the site. February 22, 2018 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4746-E 2 B. EXISTING CONDITIONS: The site is developed with a funeral home and parking. Along Knoedl Court there are two (2) other office uses, a surgery center and a pharmaceutical company. There is a paved parking lot located at the end of Knoedl Court owned by the funeral home company. Knoedl Court is constructed to commercial street standard. There is no sidewalk in place along the frontage of the office users. The sidewalk is in place along the parking lot frontage. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Pennbrook/Clover Hill Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Sidewalks with appropriate handicap ramps are required to be constructed on Knoedl Court in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Sidewalk is proposed to be constructed on the north side of Knoedl Court to connect with the existing sidewalk. 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 at this location. Service is already being provided to this building via an underground service line from the east side of the property. Please contact Entergy in advance to discuss electrical service requirements since additional electrical load may be added which could exceed the limits of the transformer currently serving the building. Centerpoint Energy: No comment received. February 22, 2018 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4746-E 3 AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. 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. Fire Department: Full plan review. Parks and Recreation: No comment received. County Planning: No comment. February 22, 2018 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4746-E 4 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. Landscape: 1. Any new site development must comply with the City’s landscape and buffer ordinance requirements. 2. Any new building rehabilitation or expansion may require the existing landscaping, buffer, or vehicular use areas not meeting the current code requirements to be brought into compliance. Existing vehicular use areas may continue as nonconforming until such time as a building permit is granted to enlarge or reconstruct a structure on the property exceeding ten (10) percent of the existing gross floor area. At such time ten (10) percent of the existing vehicular use area shall be brought into compliance on a graduated scale. 3. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. 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 Rock Region Metro route. Planning Division: This request is located I-430 Planning District. District. The Land Use Plan shows Office (O) for this property. The office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The applicant has applied for rezoning from O-3 (General Office District) to POD (Planned Office Development) to add a crematory as an allowable use. The request is within the John Barrow Road Overlay District. Master Street Plan: North of the property is Knoedl Court and it is shown as a Local Street on the Master Street Plan. East of the property is John Barrow Road and it is shown as a Minor Arterial 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. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short February 22, 2018 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4746-E 5 distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on John Barrow Road since it is a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along John Barrow Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. H. SUBDIVISION COMMITTEE COMMENT: (January 31, 2018) The applicant was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff questioned the days and hours of the funeral home. Staff requested the applicant indicate the height of the smoke stack. Public Works comments were addressed. Staff stated any broken curb, gutter or sidewalk that was damaged in the public right of way was to be repaired prior to the issuance of a certificate of occupancy. Staff stated the sidewalk proposed on the north side of Knoedl Court and connecting to the existing sidewalk was acceptable. Landscaping comments were addressed. Staff stated any new building rehabilitation or expansion may require the existing landscaping and buffering to come into compliance with the current code requirements. Staff stated at the time a building permit was issued for a building expansion exceeding ten (10) percent of the current gross square feet of floor area then the existing vehicular use area was to be brought into compliance on a graduated scale. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. I. ANALYSIS: The applicant submitted a revised cover letter to staff addressing the technical issues associated with the request. The request is a rezoning of the site from O- 3, General Office Zoning District to POD, Planned Office Development Zoning District, to add a crematorium as an allowable use for the property. A 46.5-foot by 33.5-foot addition will be placed along the eastern side of the building to house the chamber. There are no other changes proposed for the site. The applicant indicates under normal operations there is no smoke or smell generated from the cremation process. Typically no noticeable smoke is emitted. February 22, 2018 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4746-E 6 Perhaps, under certain weather conditions condensation will appear. The applicant states a proprietary accelerated reverse osmosis process with triple micro electrostatic filtration is used. The chamber is multiple combustion chambers used to retain all particulates. Exhaust gases are reburned and circulate through a series of baffles. The process is entirely automated and is monitored continuously, in real time over the internet by the equipment supplier. Upon approval the equipment supplier will make a permit application to the Arkansas Department of Environmental Quality (ADEQ) for the necessary Air Quality permit. The permit is subject to quarterly reporting and inspection. No hazardous or noxious gases will be emitted. The process is regulated by the State of Arkansas. Initially there will be 175-200 cremations each year. The maximum expected is ten to twelve (10 to 12) per week. Typically cremations take place during normal working hours. On occasion, the cremation will occur prior to, or after normal working hours. The top of the stack will not be above the roof ridge line. Only the upper two (2) feet of the stack will be exposed. The rest will be included in a chimney. The top of the chimney must be above the elevation of the roof slope at a ten (10) foot diameter horizontal surface. Staff is supportive of the applicant’s request. There will be little to no change on the exterior of the building. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the rezoning request to allow the use 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: (FEBRUARY 22, 2018) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. February 22, 2018 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4746-E 7 Mr. Tim Daters of White-Daters and Associates and Mr. Brad Leggett of Little Rock Funeral Home were present representing the request. Mr. Daters stated this was a small one (1) acre office site which currently housed the funeral home. Mr. Leggett stated the reason for the request was now near fifty percent (50%) of the client’s desire cremation. He stated the family placed trust in the funeral home to take care of their needs. He stated currently the body was transported to another location for the cremation process and then returned to his facility. He stated with him not being required to transport the body the family members would feel more at ease. Ms. Julie Cawthron addressed the Commission with concerns. She stated she had attended the neighborhood meeting. She stated she still had questions and did not feel she had enough information. She stated her concerns were environmental. She questioned the risk for air quality. She stated Henderson Middle School was located across the street from this site. She stated she wanted more information before the decision was made. Ms. Meg Dunn addressed the Commission in opposition of the request. She stated the funeral home should not have been allowed at this location. She stated it was to close to the neighborhood. She stated her concerns were also environmental. She stated it was unclear if there were emissions created by the cremation process. She stated this use should not be placed next to a residential neighborhood. Mr. Daters stated the supplier would apply for an air quality permit because they were more familiar with the process. He stated the air quality permit would be issues from the Arkansas Department of Environmental Quality. He stated the Arkansas Department of Environmental Quality would monitor the output of the system. He stated the facility was subject to quarterly monitoring and the site was also subject to spot checks by the Arkansas Department of Environmental. He stated the system was also monitored by the supplier on a real time basis and if any malfunction was detected the system was shut down by the manufacture. The Commission questioned when the cremations would take place. Mr. Leggett stated his business was a seven (7) day a week operation. He stated everyday was Monday in his line of work. The Commission questioned where cremations were currently taking place. He stated most were performed in Greenbrier, Arkansas. He stated there was a cremation facility located on Kanis Road, just south of Bowman Road. He stated it had been there for over 40 years. The Commission questioned if any studies had been performed to determine if there were any issues with air quality. Mr. Daters stated the facility was regulated by the Arkansas Department of Environmental Quality through an air quality permit. He stated the supplier would apply and secure all permits necessary for the facility. He stated the emissions from the facility would be monitored. He stated as a part of the permitting process, the State would review the placement of the facility. He stated if the Arkansas February 22, 2018 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4746-E 8 Department of Environmental Quality felt there was an issue with the location they would not issue the air quality permit. Mr. Leggett stated he had met with the area residents at his office. He stated there were 30 to 40 persons present. He stated Director Doris Wright was in attendance. He stated after the presentation she requested those present vote on the item. He stated the persons in attendance voted to support the project. The Chair entertained a motion for approval of the item including all staff recommendations and comments. The motion carried by a vote of 10 ayes, 1 no and 0 absent. February 22, 2018 ITEM NO.: 7 FILE NO.: Z-5239-H NAME: Paradise Heights Revised Short-form PCD LOCATION: Located at 300 East Roosevelt Road DEVELOPER: Metis Legacy Partnership, LLC P.O. Box 241667 Little Rock, AR 72223 OWNER/AUTHORIZED AGENT: Institute of Basic Life Principal, Owner Metis Legacy Partners, Agent Ron Woods, Woods Group Architects, Agent SURVEYOR/ENGINEER: Harbor 5800 Evergreen Drive Little Rock, AR 72205 ARCHITECT: Woods Group Architects 2200 South Main Street Little Rock, AR 72206 AREA: 10.4-acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 8 – Central City CENSUS TRACT: 46 CURRENT ZONING: PCD ALLOWED USE: Hospital, mix of office, mini-storage, clinics, record and document storage, cold storage, light manufacturing and I-1, Industrial Park District uses PROPOSED ZONING: Revised PCD PROPOSED USE: Mixed Use including commercial, office and residential VARIANCE/WAIVERS: None requested. February 22, 2018 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5239-H 2 BACKGROUND: The property consisted of two (2) tracts of land of 8.99-acres and 1.43-acres. The larger tract contained the main hospital building, approximately 500,000 square feet and security building 3,488 square feet. The smaller tract contained two (2) buildings of 9,780 square feet and 7,600 square feet. Ordinance No. 16,024 adopted by the Little Rock Board of Directors on March 19, 1991, rezoned this site from R-4, Two-family District to PCD, Planned Commercial Development District, to allow the use of the “Old V.A. Medical Center” with a mix of office, mini-storage, clinics, record and document storage, cold storage, light manufacturing and other similar uses. During the public hearing process it was determined that the applicant would have all I-1, Light Industrial District enclosed uses, take access only from Roosevelt Road for Tract 1 and use other access points for emergency access only, and also could not have any industrial uses located 100-feet as measured in a horizontal plane, from any point of the building to the property line. Ordinance No. 16,065 adopted by the Little Rock Board of Directors on July 16, 1991, allowed a revision to the existing PCD zoning to add two (2) more uses to the already approved uses. The applicant proposed to add nursing home and hospital uses as allowable uses for the site. The motion approving the revision to the PCD zoning was for approval of a hospital and a nursing home and excluded psychiatric and mental rehabilitation facilities. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now requesting to amend the previously approved PCD, Planned Commercial Development, to allow a mixed use development to occur on the site. The project is a complete renovation and repurposing of the Old VA Hospital. The facility will be a mixed use development of commercial, office and residential uses. Presently the Little Rock Police Department leases space on the second floor of the facility and plans are for them to remain as a tenant. The applicant anticipates and requests the following uses: 1st floor – Retail, Office (17,686 SF) Banquet Hall (13,032 SF) Kitchen (4,621 SF) (35,339 total square feet) 2nd Floor – LRPD (10,367 SF – Office (22,800 SF) (33,167 total square feet) 3rd – 11th Floor Residential – 217 units (76 – 1 bedrm 122 - 2 bedrm 19 - 3 bedrm) February 22, 2018 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5239-H 3 As noted floors three (3) through eleven (11) will be residential occupancy. The exact mix of uses has not been finalized. This will be determined by a feasibility study. The applicant anticipates 217 residential units located on these floors. A preliminary mix of uses is proposed as follows: 3rd – 4th Floors – 57 units of assisted living 5th – 9th Floors – 124 apartment units (1, 2 and 3 Bedrooms) 10th – 11th Floors 36 Air BnB rentals or apartment units These are the preliminary uses the applicant is requesting however as mentioned, depending on the pro forma the mix may vary. The applicant mix may be increased and the site may be developed with 217 apartments only. Accessory uses in the facility could include: Two (2) roof garden lounges at 1,860 square feet each, basement (43,339 square feet) tenant storage rental units, exercise rooms, conference rooms, recreation/game room. Presently there are 360 on-site parking spaces. This number may vary depending on the landscape requirements. The applicant anticipates being able to net an additional 48 parking spaces in the northeast corner of the property. B. EXISTING CONDITIONS: The site is occupied by the former VA Hospital buildings and parking. The site is fenced and all streets are in place. East 24th and East 25th Streets dead-end into the property. There are no sidewalks in place along the abutting streets including the Roosevelt Road frontage. The area along Roosevelt Road is developed with commercial uses including two (2) auto parts stores. Our House is located to the east of this site and there is a church and single-family homes located to the north of the site. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Hanger Hill Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Roosevelt Road is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to 35-feet from centerline will be required. 2. Sidewalks with appropriate handicap ramps are required to be constructed February 22, 2018 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5239-H 4 adjacent to Roosevelt Road in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. A public project is proposed to construct sidewalk adjacent to the subject property. If the proposed redevelopment is issued a building permit before the project bids, the developer is responsible for constructing the sidewalk adjacent to Roosevelt Road. 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 at this location. Service is already being provided to this building via an underground power line extending from the northeast to a padmount transformer on the north side of the 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. 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. February 22, 2018 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5239-H 5 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. 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. 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. February 22, 2018 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5239-H 6 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 5. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. 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. 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. February 22, 2018 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5239-H 7 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. Land use buffers are to be maintained adjacent to the surrounding R-4, Two-family and R-5, Urban Residential District properties. 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, buffers are to be landscaped at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet. Existing plant materials can be used to satisfy this requirement. 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). For developments with more than one hundred fifty (150) parking spaces the minimum size of an interior landscape area shall be three hundred (300) square feet. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 8. A landscape irrigation system shall be required for developments of one (1) acre or larger. 9. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 10. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. February 22, 2018 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5239-H 8 G. Transportation/Planning: Rock Region Metro: The site is not located on a dedicated Rock Region Metro route. Planning Division: This request is located Central City Planning District. The Land Use Plan shows Mixed Office and Commercial (MOC) for this property. The Mixed Office and Commercial category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. The applicant has applied for a revised PCD (Planned Commercial District) to allow redevelopment of the site with commercial, office and residential in any combination. Master Street Plan: South of the property is East Roosevelt Road and it shown as a Principal Arterial on the Master Street Plan. West of the Property is East 24th Street and it shown as a Local Street 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 Roosevelt Road since it is a Principal Arterial. The primary function of Local Streets is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. H. SUBDIVISION COMMITTEE COMMENT: (January 31, 2018) The applicant was present representing the request. Staff presented an overview of the item stating there were additional items and clarification necessary to complete the review process. Staff questioned if an events center was a part of the request. Staff also questioned the activities proposed for the roof top garden lounge. Public Works comments were addressed. Staff stated dedication of right of way along Roosevelt Road to 35-feet from centerline was required. Staff stated the sidewalk along Roosevelt Road was to be installed by the developer if the developer requested a building permit prior to the City initiating a public project for the sidewalk construction. February 22, 2018 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5239-H 9 Landscaping comments were addressed. Staff stated with the redevelopment of the site screening, buffering and vehicular use area landscaping were to be installed per City ordinance. Staff stated an irrigation system was required to be installed to water the landscaped areas. Staff stated with the development of sites in excess of two (2) acres required a landscape plan, stamped with the seal of a registered landscape architect, 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 issues for discussion. The Committee then forwarded the item to the full Commission for final action. I. ANALYSIS: The applicant submitted a revised cover letter to staff addressing a number of the technical issues associated with the request. The applicant has indicated an events center is not part of the request. The restaurant will have a banquet hall available for rent. The applicant has also indicated C-1, Neighborhood Commercial District uses as allowable uses. The roof top garden lounge will be available only to the tenants of the apartment development. The request is to amend the previously approved PCD, Planned Commercial Development, to allow a mixed use development to occur on this site. The project is a complete renovation and repurposing of the Old VA Hospital. The facility will be a mixed use development of commercial, office and residential uses. The hours of operation for the office portion of the development are proposed from 8:00 am to 5:00 pm daily. The commercial portion of the development is proposed from 8:00 am to 9:00 pm Sunday through Thursday and from 8:00 am to 11:00 pm Friday and Saturday. The Little Rock Police Department leases space on the second floor of the facility and the plan is for the Police Department to remain as a tenant. The applicant anticipates the first floor with retail, office and a restaurant. The retail/office square footage is proposed at 17,686 square feet. The restaurant/banquet hall square footage including the kitchen space is proposed at 17,653 square feet. The second floor is proposed for office uses. The total square footage proposed for office use is 33,167 square feet. Floors 3 – 11 are proposed as residential. The applicant has indicated the floors will be developed with 217 units of residential housing. Of the 217 units 76 units are proposed with one (1) bedroom, 122 units are proposed with two (2) bedrooms and 19 units are proposed with three (3) bedrooms. February 22, 2018 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5239-H 10 Alternatively, the applicant indicates the residential breakdown of the units could be assisted living, traditional multi-family units and the potential for Air Bed and Breakfast units (Air BnB). The plan indicates on Floors 3 and 4, 57 units of assisted living is proposed. On Floors 5 through 9, 124 apartments units are proposed and on the 10th and 11th Floors 36 units will be available as Air BnB units. The redevelopment includes two (2) roof top garden lounges each containing 1,860 square feet. The applicant states the lounges will contain a small food prep area. The lounges will serve as concierge lounges for the tenants. The public will not be allowed use without a tenant escort. The lounges are not available for public rent. The hours are proposed from 11:00 am to 9:00 pm Monday through Thursday and 11:00 am to 11:00 pm Friday and Saturday. The applicant indicates on occasion music will be allowed. The basement which contains 43,339 square feet is proposed with tenant storage rental units, exercise rooms, conference rooms, recreation/game room all to serve the residents of the apartment building. The existing standalone building located at the northwest corner of the site will be a combination caretaker’s residence and security command center. Presently there are 360 on-site parking spaces. The applicant anticipates being able to net an additional 48 parking spaces in the northeast corner of the property but has not indicated this area on the site plan. Parking for multi-family is typically based on one and one-half (1 ½) spaces per unit. Parking for 217 multi-family units would typically require 325 spaces. Parking for a mixed use development is typically based on one (1) space per 225 gross square feet of floor area. Parking for 17,686 square feet of office/retail use would typically require 78 parking spaces. The restaurant/banquet hall would typically require one (1) space per 100 gross square feet of floor area or 176 parking spaces. Parking for office uses is typically based on one (1) parking space per 400 gross square feet of floor area. Parking for 33,167 square feet of office space would typically require the placement of 82 parking spaces. The typical parking required for the use mix as proposed would be 661 parking spaces. As noted there are currently 360 on-site parking spaces. The applicant is proposing the placement of a perimeter fence. The fence is proposed as a decorative fence five (5) feet in height with six (6) foot columns. The applicant has indicated screening with either a fence or dense evergreen plantings will be installed along the perimeters were adjacent to the single-family residences, along the northern and western boundaries. The screening will be installed as typically required per current City Ordinance or a minimum of six (6) feet in height. February 22, 2018 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5239-H 11 The applicant is proposing the placement of a ground sign along Roosevelt Road. The sign is proposed eight (8) feet in height and 22-feet in length. The sign face is proposed four (4) feet in height with a 20-foot sign face. Signage is also proposed on the upper level of the building. The sign lettering is proposed with 48-inch aluminum letters. Three (3) building signs are proposed. Signage is proposed on the front of the building and also on the eastern and western wings of the building. Staff is generally supportive of the applicant’s request to redevelop the site with multi-family but has concerns with the use mix proposed. Based on the typical parking requirements for the use mix proposed the site is significantly under parked. Since there are no alternatives for parking other than impacting the adjacent single-family neighborhoods staff feels the applicant should address the parking demands which will be generated from the use mix as proposed. J. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (FEBRUARY 22, 2018) Mr. Ron Woods of Woods Architectural Group was present representing the request. There was one (1) objector present. Staff presented the item stating the original proposal was to allow a portion of the site to develop with a restaurant and banquet hall. Staff stated based on their concerns regarding the available parking the applicant had removed the restaurant and banquet hall from the request and indicated should this become a proposed use in the future the applicant would seek an amendment to the approved uses and site plan to include the placement of a parking structure to accommodate the potential parking demand. Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation the proposed uses mix of the development match the parking available on the site. Mr. Woods stated he had reviewed the plan with Reverend Brooks. He stated he would yield his time to allow Reverend Brooks to address the Commission. Reverend Herbert L. Brooks of the St. John’s Baptist Church addressed the Commission with questions. He stated he was uninformed of the request and needed additional information. He stated the Church was opposed to alcohol sales, tobacco sales or a rehab facility. He stated he did not want the proposed redevelopment of the site to impact the surrounding neighborhood. February 22, 2018 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5239-H 12 Mr. Wood stated the facility was not a rehab facility. He stated the assisted living was proposed but would only be added if a third party desired to develop units for this use. He stated his clients were multi-family developers and usually did not develop assisted living units. Mr. Cedrick Cooper addressed the Commission with concerns. He questioned access to the proposed development. Mr. Wood stated all access would be from Roosevelt Road. He stated other access points would be for secondary access only. Mr. Wood stated the police department used the access into the neighborhood but there were no concerns with the limited amount of traffic generated from the police department. The Chair entertained a motion for approval of the item including all staff recommendations and comments. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. February 22, 2018 ITEM NO.: 8 FILE NO.: Z-6249-A NAME: United Methodist Foundation of Arkansas Revised Short-form PD-O LOCATION: Located at 5300 Evergreen Drive DEVELOPER: Mitchell Williams Scott Schallhorn 425 West Capitol Avenue, Suite 1800 Little Rock, AR 72201 OWNER/AUTHORIZED AGENT: The United Methodist Foundation of Arkansas, Owner J. Scott Schallhorn, Mitchell Williams, Seilg, Gates and Woodyard, PLLC, Attorneys at Law, Agent SURVEYOR/ENGINEER: Marlar Engineering Co. 5318 John F. Kennedy Boulevard North Little Rock, AR 72116 AREA: 0.32-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 4 – Heights/Hillcrest CENSUS TRACT: 16 CURRENT ZONING: PD-O ALLOWED USE: United Methodist Foundation PROPOSED ZONING: Revised PD-O PROPOSED USE: Add general and professional office as allowable uses VARIANCE/WAIVERS: None requested. February 22, 2018 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6249-A 2 BACKGROUND: Ordinance No. 17,462 adopted by the Little Rock Board of Directors on April 15, 1997, rezoned the site from R-2, Single-family to PD-O, Planned Development Office, to allow development of the site with a 2,599 square foot one-story office building. The sole tenant was proposed as the United Methodist Foundation of Arkansas. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to amend the previously approved PD-O, Planned Development Office, to add general and professional office uses as allowable uses for the property. There are no other modifications proposed for the site. B. EXISTING CONDITIONS: The site is developed with the office building with parking located within the front yard area. Single-family homes are located across the alley to the west and adjacent to the property on the north. There are single-family homes located across Evergreen to the south. A two-story apartment building is located to the east of the site. Northeast is a commercial building containing a number of commercial uses. Also located in the area is Mt. Saint Mary’s School 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. No comments 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 at this location. Service is already being provided to this building via an overhead service line from the west side of the alley on the west side of the property. Contact Entergy in advance to discuss February 22, 2018 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6249-A 3 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. Fire Department: 1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 2. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. 3. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 4. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. F. Building Codes/Landscape: Building Code: No comment. February 22, 2018 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6249-A 4 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 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 revised PD-O (Planned Development Office) to allow general and professional office. The request is within the Hillcrest Overlay District. Master Street Plan: South of the property is Evergreen Drive and it shown as a Collector on the Master Street Plan. East of the property is North Harrison 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. 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: (January 31, 2018) The applicant was not present. Staff presented an overview of the item stating there were no outstanding technical issues associated with the request. Staff stated the request was a change in use from the original approval. Staff stated there were no changes to the approved site plan. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. I. ANALYSIS: There were no outstanding technical issues associated with the request related to the site plan raised at the January 31, 2018, Subdivision Committee meeting. The request is to amend the previously approved PD-O, Planned Development Office, to add general and professional office uses as allowable uses for the property. The property was zoned PD-O, Planned Development Office, in 1997 to allow the United Methodist Church of Arkansas to construct a new February 22, 2018 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6249-A 5 office building on this site. The approval of the zoning limited the occupancy to the United Methodist Church of Arkansas. The United Methodist Church of Arkansas now requires a larger facility and is proposing to relocate its office to a new location in the City. The amendment to the zoning and the addition of general and professional office uses as allowable uses for this site will allow the future sale of the property. The Zoning Ordinance defines general and professional office as a place for the regular transaction of business, but not to include the occupation by retail sales, transfer of manufactured goods or storage of commodities. The approval would allow uses such as accountants, attorneys and other professionals, charitable organizations and similar low impact office uses. The applicant notes as with the current user the future users would generate very little traffic and create no burdensome parking problems. There are no other modifications proposed for the site. The applicant indicates the existing sign will be refaced with the new tenant’s information. The sign is built into the screening wall at the intersection of Evergreen and North Harrison Streets. Signage is located on both the east and south walls. The height of the screening wall is less than four (4) feet. The signs are 48-inches by 48-inches or each with 16 square feet of sign area. Currently there is not a dumpster located on the site. The applicant has indicated no dumpster will be placed on the site. The site currently uses roll-out garbage cans, similar in size as the average residential home and the new tenant will continue to use this method for trash collection. The applicant indicates the days and hours for customer traffic would typically be from 7:00 am to 6:00 pm Monday through Friday and from 8:00 am to noon on Saturday. The hours proposed are similar to the hours of the previous tenant, the United Methodist Church of Arkansas. Staff is supportive of the applicant’s request to amend the previously approved PD-O, Planned Development Office, to allow general and professional office uses as allowable uses for the site. To staff’s knowledge there are no outstanding technical issues associated with the request. Staff feels the request to allow general and professional office uses for this site 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. February 22, 2018 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6249-A 6 PLANNING COMMISSION ACTION: (FEBRUARY 22, 2018) The applicant was present. There was one (1) registered objector 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. Scott Schallhorn addressed the Commission on behalf of the United Methodist Foundation. He stated the property was located on the northwest corner of Evergreen and Harrison Streets. He stated the United Methodist Foundation had occupied the site for the past 20 years and with their current seven (7) employees they had outgrown the building. He stated he was unaware of any opposition until this week. He stated Mr. Brad Walker representing an adjacent property owner had contacted him concerning the request. He stated Mr. Walker had originally provided him with three (3) areas of concern with the proposed reuse of the building. Mr. Schallhorn stated he had addressed two (2) of the three (3) concerns and then Mr. Walker had provided him with five (5) new concerns. He stated he and the United Methodist Foundation had addressed four (4) of the five (5) concerns. He stated his client was not willing to address the fifth concern which was to place a limit on the number of employees the business could have at this location. He stated the size of the building would limit the number of employees. He stated the request was being amended to remove from the proposal the allowance of a sign on the Harrison Street side. He also stated a list of specific users was being proposed as requested by Mr. Walker’s client. He stated the United Methodist Foundation was moving because with the current seven (7) employees they were out of space. He stated all aspects of the previous approval were the same. He stated the request was to allow a different user of the space. He questioned why there would be a limit placed on the number of employees with this approval when a limit of employees was not a part of the original request. Mr. Brad Walker addressed the Commission in opposition of the request. He stated his client owned the property across Harrison Street from the site. He stated he and his client had done their best to try to work with the United Methodist Foundation to secure an approval and place limits on the reuse of the site which would work best for the neighborhood. He stated in the minute record from the original approval it was stated if the United Methodist Foundation ever vacated the property it would revert back to R-2, Single-family. He stated there was no parking on Evergreen. He stated with the adjacent homes there was limited parking on Harrison Street. He stated his clients concern was if the number of employees exceeded the parking available on the site then clients would parking in her parking spaces. He stated the City’s minimums were not reality. He stated based on a Google Search typical office space was allocated at 125 to 225 square feet per person. He stated based on the square footage of the building this could result in a great number of employees. He stated the request of his client was simple. He stated his client was requesting a limit to the number February 22, 2018 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6249-A 7 of employees be placed on the approval and the limit be six (6) as was originally approved. Mr. Schallhorn stated 1997 was a long time ago and things and circumstances had changed. He stated the original approval did not limit the number of employees. He stated the letter provided to the Commission by Mr. Walker was for informational purposes only and was not intended to be the number of employees for the office use. He stated the bullet points following the introduction were intended as commitments by the United Methodist Foundation to the neighborhood. He stated the available parking and the square footage of the building would limit the future occupancy of the building. He stated he was not willing to impose additional conditions on the site which were not a part of the original approval. There was a general discussion by the Commission concerning the original approval and the Commission’s action. It was noted the Planning Commission denied the request but was later appealed to the Board of Directors and the denial action was overturned. Commissioner Berry stated he was on the Commission at the time and his no vote was due to his desire to place the parking in the rear of the building and not on the Harrison Street side. He stated the parking was placed on Harrison Street because this location was the desired location by the residents. He stated they did not want the parking to be placed in the rear and they did not want the office use to access the alley. The Commission noted parking in Hillcrest was a challenge. The Commission also noted within the Hillcrest Design Overlay District parking was allowed to be reduced to 50-percent of the typical parking requirement. Staff stated the parking on-site was more than adequate to serve the typical parking required per the zoning ordinance and far exceeded the required parking based on the Overlay requirements. There was no further discussion. The Chair entertained a motion for approval of the item as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. February 22, 2018 ITEM NO.: 9 FILE NO.: Z-7200-E NAME: Plantation Services Short-form PD-C LOCATION: Located at 18305 Lawson Road DEVELOPER: Plantation Services Robin Connell P. O. Box 241006 Little Rock, AR 72223 OWNER/AUTHORIZED AGENT: Robin Connell, Owner/Agent SURVEYOR/ENGINEER: Arkansas Surveying and Consulting 1926 Salem Road Benton, AR 72019 AREA: 6.35-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: N/A PLANNING DISTRICT: 17 – Crystal Valley CENSUS TRACT: 42.21 CURRENT ZONING: PCD ALLOWED USE: Auto salvage PROPOSED ZONING: PD-C PROPOSED USE: Plant services VARIANCE/WAIVERS: None requested. BACKGROUND: Ordinance No. 18,779 adopted by the Little Rock Board of Directors on November 19, 2002, zoned this site as a part of the expansion of the City’s Extraterritorial Planning Jurisdiction area. Kenny’s Auto Sales and Parts was located at 18305 Lawson Road and was zoned PCD, Planned Commercial Development. The property was shown as February 22, 2018 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7200-E 2 Mixed Commercial Industrial on the City’s Future land Use Plan. The use of the property was a junk/salvage yard and auto sales. The request included all C-4, Open Display permitted uses, beauty and barber shop, tanning salon, and automobile salvage yard. The recommendation included a 15-foot undisturbed buffer was provided on the side and rear property lines. All trees within the buffer and any volunteer trees were to remain and allowed to grow. No storage of cars, of any kind, was allowed within the 15-foot buffer area. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to amend the previously approved PCD, Planned Commercial Development, to allow the use of the buildings by Plantation Services. The business is an indoor landscape company. The business has operated in Central Arkansas since 1980. The business specializes in indoor tropical plant care and provides indoor plant sales, leasing and maintenance to residential and commercial customers. The operations and material handling at this location will be largely contained within the fixed structures on the property. The service business does not have retail hours or a sales floor. The applicant has indicated the potential for expanding into some exterior landscaping and anticipates some exterior storage of mulch, soil and containers in the future. B. EXISTING CONDITIONS: The auto salvage business previously occupying the site has been discontinued. There are three (3) buildings located on the site. Two (2) two (2) bay metal buildings and a three (3) bay metal building. There are single-family homes located to the east, west and south of this property. Along Lawson Road in this area there appears to be a commercial node which includes a daycare, liquor store, auto paint and body shop and a convenience store. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Plantation Acres Property Owners Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Lawson 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. The right- of-way dedication should be made to Pulaski County. February 22, 2018 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7200-E 3 E. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: No comment outside the service boundary. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at this location. There is an existing three phase, overhead power line currently providing service on the west side of this property to the existing structures. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, 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. 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. February 22, 2018 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7200-E 4 Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 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. February 22, 2018 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7200-E 5 d. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 5. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 a. D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. b. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in 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. 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. February 22, 2018 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7200-E 6 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 8. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: 1. Dedicate right of way on Lawson Road to meet the City of Little Rock’s Master Street Plan standards. 2. Plan indicates two (2) lots, provide plat and bill of assurance for review if the owner's intent is to create two (2) lots. F. Building Codes/Landscape: Building Code: No comment. Landscape: No comment. February 22, 2018 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7200-E 7 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 Crystal Valley Planning District. The Land Use Plan shows Mixed Commercial and Industrial (MCI) for this property. The Mixed Commercial and Industrial category provides for a mixture of commercial and industrial uses to occur. Acceptable uses are commercial or mixed commercial and industrial. A Planned Zoning District is required if the use is mixed commercial and industrial. The applicant has applied for a revised PCD (Planned Commercial Development) to allow tropical plant care and provide indoor plant sales, leasing and maintenance of plants to residential and commercial customers. Master Street Plan: The North side of the property is Lawson Road and it is shown as a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Lawson Road since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along Lawson Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. H. SUBDIVISION COMMITTEE COMMENT: (January 31, 2018) The applicant was not present. Staff presented an overview of the item stating there were no outstanding technical issues associated with the request. Staff stated the request was a change in use from the original approval. Staff stated there were no changes to the approved site plan. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. I. ANALYSIS: There were no outstanding technical issues associated with the request in need of addressing raised at the January 31, 2018, Subdivision Committee meeting via a revised site plan. The request is to amend the previously approved PCD, Planned Commercial Development, to allow the use of the existing buildings by Plantation Services, an indoor plant landscape company. February 22, 2018 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7200-E 8 The business specializes in indoor tropical plant care and provides indoor plant sales, leasing and maintenance to residential and commercial customers. The operations and material handling at the site will be largely contained within the buildings. The business does not have retail hours or a sales floor. The applicant proposes to potential expand into some exterior landscaping and anticipates some exterior storage of mulch, soil, containers and equipment in the future. The applicant has also indicated the potential for retail plant sales from this site. The applicant notes that all exterior materials will be properly screened and placed in areas which will have limited visual impact from the abutting street and from the adjacent residential properties. As noted there is no customer traffic to the site with the current business. Should the applicant expand to retail sales the hours of operation would be limited to 7:00 am to 6:00 pm Monday through Friday, from 8:00 am to 5:00 pm on Saturday and from noon to 5:00 pm on Sunday. The applicant has not indicated the placement of a dumpster on the site. Should a dumpster be requested in the future the dumpster should be placed in an area of the site with limited view from the abutting street and from the adjacent property. The dumpster should be placed and/or screened as typically required per the Zoning Ordinance or with a screening fence which tops the enclosure by a minimum of two (2) feet. The hours of dumpster service are to be limited to 7:00 am to 6:00 pm, Monday through Friday. The plan does not include the placement of a ground sign. Staff recommends should a ground sign be requested in the future the height and area be limited to a maximum of ten (10) feet in height and 100 square feet in sign area. Building signage should be limited to a maximum ten (10) percent of the front façade and limited to facades with direct public street frontage. Staff is supportive of the applicant’s request. Staff does not feel the request to add the business as proposed will have a significant impact on this site or the abutting properties. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. 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 signage, the days and hours and the dumpster placement and service be limited as indicated in Paragraph I of the agenda staff report. February 22, 2018 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7200-E 9 PLANNING COMMISSION ACTION: (FEBRUARY 22, 2018) 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 signage, the days and hours of dumpster service and the dumpster placement be limited as indicated in Paragraph I 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 10 ayes, 0 noes and 1 absent. February 22, 2018 ITEM NO.: 10 FILE NO.: Z-4343-LL Owner: Ranch Properties, Inc. Ed Willis, President Authorized Agent: White-Daters and Associates Applicant: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 Location: On the Southeast corner of Saratoga Drive and Ranch Boulevard Area: 1.29-acres Request: Rezoning from MF-18 to R-2, Single-family Purpose: Construct two (2) new single-family homes Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North – Single-family South – Clarity Point East – Single-family West – Arkansas Baptist School A. ENGINEERING COMMENTS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a Rock Region Metro Route. C. PUBLIC NOTIFICATION: All owners of property located within 200-feet of the site and the Chevaux Court Property Owners Association were notified of the public hearing. February 22, 2018 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-4343-LL 2 D. LAND USE ELEMENT: Planning Division: The request is located in the Pinnacle Planning District. The Land Use Plan shows Residential High (RH) and residential Low (RL) for this property. The Residential High category includes residential development at a density of more than twelve (12) units per acre. The Residential Low Category provides for the development of single-family homes at a density not to exceed six (6) units per acre. The applicant has applied for a rezoning from MF-18 to R-2, Single-family to allow the development of the site with single-family homes. Master Street Plan: West of the property is Ranch Boulevard and it is shown as a Collector Street Classification on the Mater Street Plan. The primary function of a Collector Road is to provide a connection from Local Streets to Arterials. North of the property is Saratoga 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. 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. E. STAFF ANALYSIS: The property owner of this 1.29-acre parcel located on the Southeast corner of Ranch Boulevard and Saratoga Drive is requesting to rezone the property from MF-18 to R-2, Single-family District. The property is a residual piece from a larger property which is zoned MF-18 and has developed as a nursing home. The property proposed for rezoning is currently undeveloped and grass covered. The overall property is relatively flat. A portion of the property will be held in a tract owned by the Property Owners Association and contains the subdivision identification sign. The property is located in an area of mixed uses and zoning along Ranch Boulevard and Ranch Drive. There are commercial and office uses located within this general area. There is a school directly across Ranch Boulevard and the Bank of the Ozarks is currently developing their office campus to the west of this site. The Future Land Use Plan designates this property as Residential High and Residential Low. The Land Use Plan is general and nature and will not require a Land Use Plan amendment to allow the rezoning to occur. February 22, 2018 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-4343-LL 3 Staff is supportive of the request. Staff views the request as a reasonable request. The proposed R-2, Single-family zoning represents a continuation of the zoning pattern along Saratoga Drive. The applicant has indicated two (2) new homes will be constructed on the area proposed for rezoning. All new construction on the proposed rezoning site will be required to comply with all ordinance requirements, including building setbacks. Staff believes the requested rezoning to R-2, Single-family will have no adverse impact on the adjacent properties or the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested R-2, Single-family rezoning. PLANNING COMMISSION ACTION: (FEBRUARY 22, 2018) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the requested R-2, Single-family rezoning. 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. DATE PLANNING COMMISSION VOTE RECORD ANC S n!'r A/ l x A I A- `Mirf.44 c1 /srA A- MEMBER BERRY, CRAIG BYNUM, BUELAH COX, KEITH FINNEY, REBECCA HAMILTON, SCOTT HAYNES, MARLON D. LAHA, TROY LATTURE, PAUL MAY, BILL B. STEBBINS, ROBERT THOMAS, DIANA M. Meeting Adjourned ��.�_ � P.M. AYE & NAYE ABSENT BSTAIN RRECUSE .. .. --.-m.m.--m mmmm� .mm... mmmmm.mmw� • .-m.mmmmmmmmmmmm� ' mm-mm-mma.mmmmmm� • �..mm m..-..mmmm� WIND MEMBER BERRY, CRAIG BYNUM, BUELAH COX, KEITH FINNEY, REBECCA HAMILTON, SCOTT HAYNES, MARLON D. LAHA, TROY LATTURE, PAUL MAY, BILL B. STEBBINS, ROBERT THOMAS, DIANA M. Meeting Adjourned ��.�_ � P.M. AYE & NAYE ABSENT BSTAIN RRECUSE February 22, 2018 There being no further business before the Commission, the meeting was adjourned at 5:32 a.m. Date I J 11;fr h irmah ecreta ry