Loading...
pc_06 25 2020sub LITTLE ROCK PLANNING COMMISSION SUBDIVISION HEARING SUMMARY AND MINUTE RECORD JUNE 25, 2020 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 Harold Betton Thomas Brock Derick Brooks Scott D. Hamilton Todd Hart Marlon D. Haynes Paul Latture Robbin Rahman Diana M. Thomas Robby Vogel Members Absent: None City Attorney: Shawn Overton III. Approval of the Minutes of the May 14, 2020 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION SUBDIVISION AGENDA JUNE 25, 2020 OLD BUSINESS: Item Number: File Number: Title: A. S-1874 Bear Den Estates Preliminary Plat; located north of Chenal Valley Drive, north of the Germay and Sologne neighborhoods. B. Z-9501 Pettaway Business District Short-form PCD; located at 412 East 21st Street. C. Z-9508 Posh Automotive Short-form PCD; located at 8900 Colonel Glenn Road. NEW BUSINESS: Item Number: File Number: Title: 1. S-1876 Arkansas Urology ASC Addition – Replat 1300 Centerview Drive 2. Z-9514 Friendship Charter School – Conditional Use Permit North side of Vernon Estates Drive, East of Chicot Road 3. Z-9517 Phillips Duplexes – Conditional Use Permit Southwest corner of West 30th Street and Potter Street 4. Z-9003-A Re-Nu Life Center – Revised Short-form PID 7600 Enmar Drive June 25, 2020 ITEM NO.: A FILE NO.: S-1874 NAME: Bear Den Estates – Preliminary Plat LOCATION: Gordon Road, north of Chenal Valley Drive DEVELOPER: Colliers International 1 Allied Drive, Suite 1500 Little Rock, AR 72202 OWNER/AUTHORIZED AGENT: Shinall Mountain Real Estate Trust/Bradford Gaines, Colliers International SURVEYOR/ENGINEER: Phillip Lewis Engineering, Inc. 23620 I-30 Bryant, AR 72022 AREA: 79.71 acres NUMBER OF LOTS: 114 FT. NEW STREET: 5,825 LF WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.13 CURRENT ZONING: R-2 VARIANCE/WAIVERS: None requested. BACKGROUND: The acreage included within this plat was approved for annexation into the City of Little Rock by the Planning Commission on January 9, 2020. On February 4, 2020 the Board of Directors approved Ordinance No. 21,832 officially annexing the property. June 25, 2020 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1874 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting preliminary plat approval to allow for development of a 114 lot single family residential subdivision. The proposed subdivision will be final platted in four (4) phases. B. EXISTING CONDITIONS: The property is currently undeveloped and wooded, with a downward slope from north to south. There is over 200 feet of slope downward from north to south, and from northeast to southwest. A 180 foot to 280 foot wide powerline right-of-way runs through to northwest portion of the overall property. Undeveloped property is located north, east and west of the site. Communications and broadcast towers are located along Two Towers Road further north. Single family residences are located across Chenal Valley Drive to the south. C. NEIGHBORHOOD COMMENTS: Notice of public hearing was sent to all owners of abutting properties. There is no neighborhood association on record in this immediate area. D. ENGINEERING COMMENTS: 1. Sidewalks with appropriate handicap ramps are required to be installed along Bear Den Drive (Gordon Road) and Rushing Bear Court in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 2. Per the Fire Code, cul de sac shall be minimum of 96 ft. in width. 3. In accordance with CLR standard detail PW-22, Class 7 base course is required to be compacted to 100% density. Revise street section detail on plan. 4. Proposed street improvements to Bear Den Drive (Gordon Rd) should extend and tie into existing street improvements at Chenal Valley Drive. 5. A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is a variance being requested to advance grade future phases with construction of phase 1? Is a variance being requested to advance grade lots or portions of lots prior to approval of the final plat? June 25, 2020 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1874 3 6. Proof of approval for construction of improvements within utility easement or tracts must be provided. 7. The emergency ingress/egress access must be constructed capable of supporting a 75,000 lb. fire truck during all weather conditions. Provide the drivable surface proposed to be installed. If a gate is proposed, a knox box is required to be provided. 8. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 9. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). Show approximate location of easements and tract land with pipes and ditching. Provide approximate street grades. 10. Storm water detention ordinance applies to this property. Confirm detention is provided within the Chenal Valley golf course regional detention ponds. 11. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 12. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 13. Street lights are required by Section 31-403 of the LR code. Provide plans for approval to Traffic Engineering. Street lights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineer 379-1813 (Greg Simmons) for more info. 14. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more information. 15. Street names and street naming conventions must be approved by Public Works. Contact Glenn Haley at (501) 371-4537. Gordon Road street name cannot be changed unless the entire length of road which extends beyond this property is also changed. Bear Valley Court should be changed using "Loop" or "Circle". 16. Per the Master Street Plan the minimum right-of-way width is 45 ft. for minor residential streets. At least a 45 ft. right-of-way with a minimum 24 ft. wide street must be provided for Cub Creek Cove, Bear Valley Court, and Bearstone Point. Per the Master Street Plan, parking is restricted to one side of the street on a 24 ft. wide street. Show on the plan now and on the final plat and bill of assurance, the area along streets where parking is restricted June 25, 2020 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1874 4 allowed. It is believed "One Way" vehicle movement will not be observed on Cub Creek Cove and Bear Valley Court by residence. "One Way" streets are not recommended. 17. Provide the street width and direction of vehicular flow at the entrance to propose on Bearstone Point. Is a gate proposed on Bearstone Point? 18. 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. 19. 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. Tract land for future maintenance access and overflow should be provided between lots in place of drainage easements to prevent obstructions by fencing and landscaping. 20. All public drainage easements must contain drainage infrastructure approved by the City of Little Rock Public Works Department. 21. 100 year overflow swales must be constructed and placed within public drainage easements. 22. Provide a letter prepared by a registered engineer certifying the intersection sight distance at all existing and proposed intersection(s) comply with 2004 AASHTO Green Book standards. At the intersection of Bear Den Drive (Gordon Rd) and Chenal Valley Drive at least 445 ft. of sight distance must be provided due to recorded vehicle speeds. If sufficient intersection sight distance cannot be provided, an alternate intersection location should be considered. Staff has received several site distance complaints from drivers of vehicles pulling out onto Chenal Valley Drive from Gordon Road requiring abrupt braking. 23. The mail kiosk is required to be constructed in compliance with ADA standards for pedestrian access. The mail kiosk should be moved further east on Bear Valley Court to reduce the # of vehicles stopping and parking on Bear Den Drive. Parking is not allowed on "One Way". 24. Per Sec. 31-232, corner lots for residential uses shall have a minimum width of 75 ft. to accommodate the required building line on both streets and to insure adequate visibility for traffic safety. 25. With site development, provide design of street conforming to the Master Street Plan. Construct street improvement to these streets including 5-foot June 25, 2020 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1874 5 sidewalks with planned development. Is the portion of Bear Den Drive (Gordon Rd) north of Phase 1 proposed to be improved with this project in future phase that are a part of this preliminary plat. 26. If “One Way" streets are approved by the Planning Commission, parking is not allowed on either side of street. The parking restriction is to be shown on the final plat. 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. Offsite sewer easement may be required (Surveyor verify). Entergy: No comments received. CenterPoint Energy: No Comments. AT & T: No comments received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: Maintain Access: 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 June 25, 2020 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1874 6 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. 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. 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. 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. 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. June 25, 2020 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1874 7 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. One- or Two-Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and 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. 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 (Daniel Tull 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 comments received. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: No Comments. Landscape: No Comments. June 25, 2020 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1874 8 G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: No Comments. H. ANALYSIS: The applicant is proposing to subdivide 79.71 acres into 114 single family residential lots, with 17 open space tracts. The proposed plat will be final platted in the following phases: Phase I – Lots 1 – 43 and Tracts A – F Phase II – Lots 1 – 30, Part of Tract G and Tracts I and J Phase III – Lots 1 – 29, Part of Tract G and Tracts K – O Phase IV – Lots 1 – 12 and Tracts H, P, Q and R The single family subdivision will be accessed via Gordon Road from Chenal Valley Drive. Gordon Road runs north/south through the center of the overall property. Gordon Road will be improved from Chenal Valley Drive to the north boundary line of the plat. The proposed subdivision will utilize a combination of sidewalks and a trail system, within the green space tracts, for pedestrian movement throughout the neighborhood. As noted in the phasing plan, there will be 18 open space tracts throughout the proposed subdivision. The open space tracts will be owned and maintained by a property owners association. The applicant proposes to locate a “mailbox cluster” along Bear Valley Circle, within open space Tract “C”. The location, quantity and pedestrian/vehicular access for the “mailbox cluster” must be approved by the Postmaster and the Public Works Department prior to Phase I final platting. The “mailbox cluster” area will be maintained by a property owners association. The proposed plat shows a subdivision sign at the southeast corner of the subdivision along Gordon Road. The sign must conform with Section 36-551 (a) (4) of the City’s Zoning Ordinance as follows: “One (1) subdivision identification sign per major entrance as determined by the director of planning and development shall be permitted per neighborhood or subdivision, not to exceed thirty-two (32) square feet in area and six (6) feet in height.” June 25, 2020 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1874 9 The applicant notes that Lots 19 – 23, Phase II and Lots 1 – 6 and 12, Phase IV will comply with the “Hillside Standards” of Section 31-367, by having average slope of 18 percent or greater. These lots are allowed to have front building setbacks reduced to 15 feet. The applicant is requesting 20 feet setbacks for these lots. The applicant is requesting two (2) variances with the proposed plat. The first variance is from the area provisions of Section 36-254 (d) (1) of the City’s Zoning Ordinance. This section requires a minimum-front setback of 25 feet for single family lots. The applicant is requesting 20 foot front setbacks for the following lots: Phase I – Lots 6 – 10 and 18 – 20 Phase II – Lot 24 Phase III – Lots 19 – 29 Phase IV – Lots 7 – 8 and 10 – 11 These lots have average slopes ranging from 12 to 16 percent, which don’t quite conform to the “Hillside Standards”. The applicant notes the following with respect to the front setback variance request: “This reduced front setback allows our homebuilders to construct a home fits to the natural terrain thus providing a more harmonious aesthetic to the neighborhood.” The second variance is from the provisions of Section 36-254 (d) (3), which requires a minimum rear building setback of 25 feet. The applicant is requesting 15 foot rear setbacks on all lots that back up to protected greenspaces, undevelopable areas and preservation/creek corridors. The applicant notes the following with respect to the rear setback variance request: “In our design layout, we’ve reduced lot depths to allow for more preservation in our protected greenspace tracts. As a result, this 15’ rear setback allows our builders to construct custom house plans with varying depths. This reduced rear setback was successfully implemented and well received in our previous neighborhood development in Little Rock.” To staff’s knowledge, there are no outstanding issues associated with the proposed preliminary plat. The applicant has addressed issues raised by staff. As of this writing, the applicant is continuing to work with the Public Works Department June 25, 2020 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1874 10 on various details associated with the plat. Staff believes these issues will be worked out prior to the public hearing. STAFF UPDATE: The applicant submitted a revised preliminary plat to staff on June 16, 2020. The revised plat drawing shows the additional documentation as requested by staff as a result of the staff review. The applicant is requesting no variances with the revised preliminary plat. The applicant has eliminated the front and rear setback variances, as previously requested. Lots 19 – 23, Phase II and Lots 1 – 6 and 12, Phase IV are shown with 20 foot front building setbacks, as they conform to the hillside standard. The applicant also provided a sketch grading and drainage plan which provides for on-site stormwater detention. The engineering division has reviewed and approved the sketch grading and drainage plan. The applicant proposes to install a raised pedestrian table on Chenal Valley Drive, immediately west of the Gordon Road intersection, to calm traffic and provide sufficient sight-distance. Modifications will be made to the Gordon Road/Chenal Valley Drive intersection. The modifications must be reviewed and approved by the appropriate City staff prior to the approval of the final plat for Phase I. Improvements to Gordon Road will be phased, in conjunction with the approved plat phasing plan. Gordon Road will be improved from the south boundary line of the Entergy easement to the north property line of the overall plat boundary with the construction of Phase III of the plat. Otherwise, staff knows of no outstanding issues associated with the proposed preliminary plat. It appears that all technical issues have been addressed by the applicant. I. STAFF RECOMMENDATION: Staff recommends approval of the proposed preliminary plat, subject to the following conditions: June 25, 2020 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1874 11 1. Compliance with the comments and conditions outlined in paragraphs D and E, and the staff analysis, of the agenda staff report. 2. A pedestrian table will be installed by the applicant on Chenal Valley Drive immediately west of Gordon Road to calm traffic and provide sufficient sight distance. The pedestrian table will be designed and constructed in accordance with the latest AASHTO and MUTCD design standards. With pedestrian table, the existing stormwater drainage system will be required to be modified. 3. Gordon Road will be improved in accordance with the Master Street Plan from the south boundary of the Entergy transmission line easement north to the north subject property line prior to the approval of the final plat for Phase 3; 4. Proof of approval for construction of street and drainage improvements along with other utilities within the Entergy utility easement or tract should be provided to Vince Floriani in Public Works prior to issuance of the grading permit for Phase 2 for construction of a gravel turnaround. PLANNING COMMISSION ACTION: (MAY 14, 2020) The applicants were not present. There were no other persons registered in attendance. Staff presented the item and the recommendation of deferral. There was no further discussion. The item was placed on the consent agenda and approved for deferral to the next scheduled meeting. The vote was 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (JUNE 25, 2020) The applicant was present. There were no persons present registered in support or opposition. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. Staff added the following additional condition to the staff recommendation: 5. The existing 100’ wide Entergy easement located within the east half of the overall property must be abandoned prior to the issuance of a grading permit for Phase I. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 11 ayes, 0 noes and 0 absent. June 25, 2020 ITEM NO.: B FILE NO.: Z-9501 NAME: Pettaway Business District Short-form PCD LOCATION: 412 East 21st Street DEVELOPER: Lorax LLC 609 East 16th Street Little Rock, AR 72206 501-672-1545 OWNER/AUTHORIZED AGENT: Lorax LLC/Owner SURVEYOR/ENGINEER: GarNat Engineering, LLC /Surveyor & Engineer AREA: 0.67 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 46 CURRENT ZONING: C-3, General Commercial District and R-4, Two-Family District ALLOWED USES: C-3 Uses, Single-Family and Two-Family Residential PROPOSED ZONING: PCD, Planned Commercial Development PROPOSED USE: Office, Commercial, Retail, Restaurant, and Multi-Family Residential Uses VARIANCE/WAIVERS: BACKGROUND: Historically, this street was the commercial center of the neighborhood and it is reflected in the current zoning, as most of the subject property is zoned C-3, General Commercial district and over two-thirds of the properties on both sides of the street in this block of June 25, 2020 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-9501 2 East 21st Street are also zoned C-3. The Pettaway Neighborhood is seeing continued investment in the construction of new homes and renovation of older homes. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone the property at 412 East 21st Street from C-3 and R-4 to PCD, to allow a multiple building, mixed use development. The proposed development will include the construction of six (6) two-story buildings within the east two-thirds of the property. Paved parking will be located within the west third of the property, with an access drive from East 21st Street. The proposed use mix for the development as submitted by the applicant is as follows: Re: Building Occupancy (All square footages indicated as net) SE Building - 2 Story Mixed Use Ground Floor – (2) 265 sf Retail units facing 21st St | (3) approx. 550 sf Retail units facing courtyard. Retail units will utilize shared toilet facilities for staff. Second Floor – (4) approx. 550 sf Business/Office units accessed from courtyard stairs. Each pair of units will share toilet facilities. S Building - 2 Story Mixed Use Ground Floor – (1) approx. 380 sf Retail unit Second Floor – (1) approx. 380 sf Business/Office unit Both units will share a ground floor toilet facility . SW Building - 2 Story Mixed Use Ground Floor – (1) 938 sf Coffee shop unit . Second Floor – (1) 906 sf Business/Office loft. Both units have ensuite toilet facility. W Building - 2 Story Mixed Use Ground Floor – (1) 511 sf Business unit Second Floor – (1) 576 sf Residential Unit Both units have ensuite toilet facility. June 25, 2020 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-9501 3 NW Building - 2 Story Residential Triplex (3) Units – approx. 750 sf with a ground floor ½ bath, and second floor bedrooms and full bath. NE Building - 2 Story Residential Quadplex (4) Units – approx. 750 sf with a ground floor ½ bath, and second floor bedrooms and full bath. The buildings along the East 21st Street frontage will be constructed first, with the remaining buildings to follow in future phases. There will be an interior area within the site which will be utilized as a farmer’s market type use. B. EXISTING CONDITIONS: The property is undeveloped. A commercial structure is to the west at the intersection of East 21st Street with Rock Street with another commercial building to the west at the intersection Commerce Street. Property to the north is vacant. Single-family homes are situated opposite this parcel across East 21st Street. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one phone call from a nearby property owner asking for more information about the request. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Pettway, Macarthur Park, Downtown, and SOMA 501 neighborhood associations. D. ENGINEERING COMMENTS: 1. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged and not in compliance with ADA recommendations in the public right- of-way prior to occupancy. Remove all driveway curb cuts no longer proposed to be used. 2. Per Sec. 29-102 an evaluation should be conducted on the basis of existing downstream development and any analysis of stormwater runoff with and without the proposed development. If the proposed development will cause or increase downstream flooding conditions, provisions to minimize such flooding conditions should be included in the design of the storm management June 25, 2020 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-9501 4 improvements. Such provisions may include downstream improvements and/or detention of stormwater runoff and it regulated discharge to the downstream storm drainage system. 3. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more information. 4. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer available to this site. Retain 10-foot easement for existing sewer mains. FOG Analysis required for food service on site. Possible Cap Fee Analysis Entergy: Entergy does not object to this proposal. Entergy has existing 3-phase facilities on the south side of the proposed development. There does not appear to be any conflicts with existing electrical utilities at this location. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. CenterPoint Energy: No comment. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. June 25, 2020 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-9501 5 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 Little Rock Fire Department is required. If there are facilities that need to be adjusted and/or relocated, contact CAW. That work would be done at the expense of the developer. Contact CAW regarding the size and location of the water meter. The facilities on site will be private. When meters are planned off private lines, private facilities shall be installed to CAW’s material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. CAW 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 CAW. The test results must be sent to CAW’s Cross Connection Section within 10 days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector valve assembly. If additives are used, a reduced pressure backflow preventer shall be required. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. June 25, 2020 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-9501 6 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. 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. 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 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. 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. 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. 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. 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 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. June 25, 2020 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-9501 7 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. 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. 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. 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. Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official June 25, 2020 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-9501 8 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. Multi-Family Residential Developments As per Appendix D, Section D106.1 of the 2012 Arkansas Fire Prevention Code Vol. 1. Projects having more than 100 dwelling units. Multiple-family residential projects having more than 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads. Exception: Projects having up to 200 dwelling units may have a single approved fire apparatus access road when all building, including nonresidential occupancies are equipped throughout with approved automatic sprinkler systems installed in accordance with Section 903.3.1.1 or 903.3.1.2 As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention Code Vol. 1. Projects having more than 200 dwelling units. Multiple-family residential projects having more than 200 dwelling units shall be provided with two separate and approved fire apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler system. 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 (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment received. F. BUILDING CODES/LANDSCAPE: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.gov or Steve Crain at 501-371-4875; scrain@littlerock.gov June 25, 2020 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-9501 9 Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements 2. The property is located in the City’s designated mature area. A twenty-five (25%) percent reduction of the buffer, perimeter planning bed widths, building, and interior parking landscape requirements is acceptable. 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. 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. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the city, section 15-81. 4. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property, or the right-of-way of any street. This strip shall be at least nine (9) feet wide (six (6) feet nine (9) inches in areas designated as mature). One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. The west perimeter is deficient. 5. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum of seven and one half (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. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas not open to public parking. These shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. Landscape areas will need to be added for the commercial building. 7. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 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. June 25, 2020 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-9501 10 G. TRANSPORTATION/PLANNING: Rock Region Metro: No comment received. Planning Division: The request is in the Central City Planning District. The Land Use Plan shows Mixed Use (MX) for the portion along 21st Street and Residential Low Density (RL) for the north half of the requested area. The Mixed Use category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. The Residential Low Density category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The application is to change an area from C-3 (General Commercial District) and R-4 (Two-Family District) to PCD (Planned Commercial Development) District to allow development multi-structure development of retail and multi-family (triplex and quad-plex) buildings. Master Street Plan: To the south is 21st Street and it is 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”. 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: March 11, 2020 The applicant was present. Staff presented the item to the committee. Planning staff requested a more detailed description of the proposed development, including uses, building heights or stories, and hours of operation. The applicant was asked to provide proposed building setbacks and dimensions on the site plan. Information of proposed signage was requested. It was noted the proposed retail building on the east side of the site should have an increased setback in order to provide fire access and separation from the adjacent property. June 25, 2020 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-9501 11 The applicant was asked to provide justification for the number of proposed off-street parking spaces shown on the plan and possible locations for additional off-street parking. Additional information and possible locations for trash and recycling locations was requested. Lastly, details on any proposed interior or perimeter fencing or screening was requested. Public works clarified the request for right-of-way dedication on Rock Street did not apply, as the property does not abut Rock Street. An evaluation of potential storm water runoff impacts on existing downstream development was requested. Landscape comments included noting deficiencies in the proposed perimeter buffers. The applicant was advised responses and revisions are to be received by March 18, 2020. The committee forwarded the item to the full commission. I. ANALYSIS: The applicant proposes to rezone the property located at 412 East 21st Street from C-3 and R-4 to PCD to allow a multi-building mixed use development. The proposed development will include six (6) buildings with residential, office and commercial uses. Each building will be two (2) stories in height, with the building height not to exceed 35 feet (as measured to the midpoint of the roof line). The building’s exterior finish will be brick, hardy board, stained wood or metal. Roofs will be parapet, with architectural shingles or metal. The hours of operation for the non-residential uses will be from 7:00 a.m. to 10:00 p.m. daily. Paved off-street parking for 22 vehicles will be located within the west one-third of the overall property. The ordinance would typically require approximately 38 parking spaces for the proposed buildings and uses. The applicant notes that the property owner also owns additional property across East 21st Street to the south and across Rock Street to the west which could be rezoned for additional parking if the need ever arises. On-street parking is allowed on the surrounding streets in this general area. Staff feels that the applicant’s parking plan is sufficient to serve the proposed project. June 25, 2020 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-9501 12 The applicant is requesting one (1) variance with the proposed development. The City’s Landscape Ordinance requires a minimum landscape strip of six (6) feet – nine (9) inches along the west property line adjacent to the proposed parking area. The applicant is proposing a landscape strip ranging from three (3) feet to 4.7 feet along the west property line. Staff is supportive of the variance request, as there are other areas of the site where the landscaping exceeds the ordinance requirements. The applicant notes that all signage for the development will comply with the typical sign requirements for commercial zoning, as found in Section 36-555 of the City’s Zoning Ordinance. All site lighting will be low-level, shielded and directed away from adjacent residential property. A dumpster area is located at the north end of the proposed parking area. The dumpster area must be screened as per ordinance requirements and serviced only during daylight hours. To staff’s knowledge, there are no outstanding issues associated with the proposed development. The proposed multi-use development should prove to be a quality in-fill type development to serve this overall neighborhood area. J. STAFF RECOMMENDATION: Staff recommends approval of the PCD, including landscape variance, subject to compliance with the following conditions: 1. Compliance with the comments and conditions as noted in paragraphs D, E and F and the Staff Analysis in the agenda staff report. 2. The City Beautiful Commission must review and approve the variance for reduced landscape strip along the west property line. PLANNING COMMISSION ACTION: (JUNE 25, 2020) The applicant was present. There were no persons present registered in support or opposition. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 11 ayes, 0 noes and 0 absent. June 25, 2020 ITEM NO.: C FILE NO.: Z-9508 NAME: Posh Automotive Short-form PCD LOCATION: 8900 Colonel Glenn Road DEVELOPER: Anthony Hill 30 Wedgewood Creek Drive Little Rock, AR 72210 501-420-4474 OWNER/AUTHORIZED AGENT: Anthony Hill/Owner Stormy Cubb/Authorized Agent SURVEYOR/ENGINEER: Trotter Surveying/Surveyor AREA: 1.29 acres NUMBER OF LOTS: 9 FT. NEW STREET: 0 LF WARD: 6 PLANNING DISTRICT: 10 CENSUS TRACT: 24.05 CURRENT ZONING: C-3, General Commercial District and R-4, Two-Family Residential District ALLOWED USES: C-3 uses and R-4 uses PROPOSED ZONING: PCD, Planned Industrial Development PROPOSED USE: Automobile Sales (Used) VARIANCE/WAIVERS: STAFF UPDATE: The applicant did not provide responses to the subdivision committee comments in a timely manner; therefore, the item must be deferred. Staff recommends approval of the deferral to the next scheduled meeting, as determined by staff. June 25, 2020 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-9508 2 PLANNING COMMISSION ACTION: (MAY 14, 2020) The applicants were not present. There were no other persons registered in attendance. Staff presented the item and the recommendation of deferral. There was no further discussion. The item was placed on the consent agenda and approved for deferral to the next scheduled meeting. The vote was 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant has not provided staff with the additional information needed for staff to review the proposed PCD development. Staff recommends that the application be deferred to the next available meeting, as determined by staff. PLANNING COMMISSION ACTION: (JUNE 25, 2020) The applicants were not present. There were no other persons registered in attendance. Staff presented the item and the recommendation of deferral. There was no further discussion. The item was placed on the consent agenda and approved for deferral to the next scheduled meeting. The vote was 11 ayes, 0 noes and 0 absent. June 25, 2020 ITEM NO.: 1 FILE NO.: S-1876 NAME: Arkansas Urology ASC Addition - Replat LOCATION: 1300 Centerview Drive DEVELOPER: Freeway Park Properties LLC Scot Davis 1300 Centerivew Drive Little Rock, AR 72203 OWNER/AUTHORIZED AGENT: Freeway Park Properties LLC/ McClelland Consulting Engineers, Inc., Adam Osweiler SURVEYOR/ENGINEER: McClelland Consulting Engineers, Inc. Adam Osweiler 7302 Kanis Road Little Rock, AR 72204 AREA: 9.02 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF WARD: 6 PLANNING DISTRICT: 11 CENSUS TRACT: 24.07 CURRENT ZONING: POD VARIANCE/WAIVERS: 1. Lot without public street frontage. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: Arkansas Urology (AU) owns and operates facilities at 1300 Center View Road in Little Rock. AU would like to subdivide the current 9.02 acres into two separate lots of approximately 7.91 acres and 1.11 acres. The proposed subdivided lot of June 25, 2020 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1876 2 1.11 acres was previously Phase II of a parking lot that has not currently been constructed. AU would also add an access easement to the property since the proposed subdivided lot would not have direct access to a public street. The access easement would be routed through the existing AU property to the newly subdivided lot. The easement has been added to the preliminary plat documents. B. EXISTING CONDITIONS: The area of proposed Lot 1R (7.91 acres) contains the Arkansas Urology/Arkansas Prostate Cancer Center development. The development contains two (2) buildings, with associated paved parking along all sides of the buildings. There is one (1) access point from Centerview Drive. The area of proposed Lot 2R (1.11 acres) is currently undeveloped. C. NEIGHBORHOOD COMMENTS: Notice of public hearing was sent to all owners of abutting property and the John Barrow Neighborhood Association. D. ENGINEERING COMMENTS: · No Comments. 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. Entergy: No comments received. CenterPoint Energy: No comments received. AT & T: No Comments received. Central Arkansas Water: No comments received. Fire Department: No Comments. Parks and Recreation: No comments received. June 25, 2020 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1876 3 County Planning: No Comments. F. BUILDING CODES/LANDSCAPE: Building Code: No Comments. Landscape: No Comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: No Comments. H. ANALYSIS: The applicant is requesting that the 9.02 acre property at 1300 Centerview Drive be replatted, creating two (2) lots. The proposed Lot 1R is comprised of 7.91 acres and contains the existing Arkansas Urology/Arkansas Prostate Cancer Center development. The proposed Lot 2R contains 1.11 acres and is currently undeveloped. The entire 9.02 acre property is zoned POD Planned Office District. The area of the proposed Lot 2R was approved as Phase 2 parking for the Arkansas Urology development. When a new development is proposed for Lot 2R, the POD zoning will need to be revised, including Planning Commission and Board of Directors review and approval. The applicant is requesting one (1) variance with the proposed replat. Section 31-231 of the City’s Subdivision Ordinance reads as follows: “Every lot shall abut upon a public street, except where private streets are explicitly approved by the planning commission.” The proposed Lot 2R does not front on a public street. The applicant is proposing an access easement (23.5 to 24 feet wide) to serve Lot 2R. The access easement will run from Centerview Drive, through the existing parking lot, to Lot 2R. The applicant notes the following with respect to the access easement: “Since the current property has access to a public street but the subdivided lot will not, an access easement to the subdivided property will be included in the replat. Should an adjacent property owner purchase the subdivided lot and create new access to lot, the access easement will then be vacated upon approval.” June 25, 2020 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1876 4 To staff’s knowledge, there are no outstanding issues associated with the proposed replat. The creation of a second lot within this overall property will have no adverse impact on the general area. The development of Lot 2R will require that the POD zoning for the overall site be revised, to include a site plan and proposed use(s) for the new lot. I. STAFF RECOMMENDATION: Staff recommends approval of the proposed replat, subject to compliance with the comments and conditions outlined in paragraph E. of the agenda staff report. Staff also recommends approval of the requested variance to create a lot which does not abut upon a public street. PLANNING COMMISSION ACTION: (JUNE 25, 2020) The applicant was present. There were no persons present registered in support or opposition. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 11 ayes, 0 noes and 0 absent. June 25, 2020 ITEM NO.: 2 FILE NO.: Z-9514 NAME: Friendship Charter School – Conditional Use Permit LOCATION: North side of Vernon Estates Drive, East of Chicot Road OWNER/APPLICANT: Cloverdale Enterprises, LLC, Central Arkansas Housing Corp. and First Penecostal Church/John Greer, Jr., WER Architects PROPOSAL: A conditional use permit is requested to allow a public charter school development (middle school grades 6 through 8) on property zoned R-2 and R-3. 1. COMPATIBILITY WITH NEIGHBORHOOD: The proposed school site previously contained a multifamily development which existed on the property for a number of years. The property is located in an area of mixed uses and zoning near the southeast corner of Chicot Road and Baseline Road. Mixed commercial uses are located north and west of the site. Single family residences are located east and south of the proposed school site. In staff’s opinion, redevelopment of this property for a new school campus will be compatible with the surrounding uses. Notice of public hearing was sent to all owners of property located within 200 feet of the site and SWLR United for Progress, Chicot, West Baseline and Cloverdale Neighborhood Associations. 2. ON SITE DRIVES AND PARKING: Access to the site will be from the east end of Vernon Estates Drive, which runs east from Chicot Road. Access drives and parking will extend along the west, north and south sides of the proposed school building. The site will contain 86 paved parking spaces. The access drives will contain stacking spaces and drop-off/pickup spaces. The proposed parking will be sufficient to serve the school development and meet ordinance requirements. 3. SCREENING AND BUFFERS: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. 2. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property, or the right-of-way of any street. June 25, 2020 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: Z-9514 2 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. 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 maximum width of the required buffer is fifty (50) feet. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the city, section 15-81. The site averages approximately 800 feet in width. A minimum forty-eight (48) foot buffer is required. The south buffer area is deficient. Screening requirements will need to be met adjacent to the residential zoned properties. 4. Building landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building. These shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 5. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 6. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 4. ENGINEERING COMMENTS: 1. Existing public right-of-way within the site connected to Vernon Estates Dr. and Acorn Place which will not be ussed in the future should be abandoned by the CLR Board of Directors. 2. Turnarounds in conformance with the Fire Code should be provided at the east end of Vernon Estates Dr., Acorn Place,and other platted June 25, 2020 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: Z-9514 3 public streets for vehicle manuevering. The 10 ft. radius and 12 ft. width of the proposed turnaround off Vernon Estates Drive will not pass a fire truck. The turnaround should be at least 20 ft. wide. A public access easement should be recorded for the 3. With site development, provide design of street conforming to the Master Street Plan. Provide full street improvements to Acorn Place and other platted public streets within the planned development. Due to the existing conditions of the streets and drainage improvements, an evaluation and determination will be required of the existing street(s) and drainage improvements to determine conformance with CLR design standards. 4. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged and not in compliance with ADA recommendations in the public right-of-way prior to occupancy. 5. The existing sidewalk on Vernon Estates Drive should be extended in conformance with ADA standards to the school entrance doorway. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 7. A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is a variance being requested to advance clear and grade beyond the areas proposed to be developed with the 8. Per Sec. 29-102 an evaluation should be conducted on the basis of existing downstream development and any analysis of stormwater runoff with and without the proposed development. If the proposed development will cause or increase downstream flooding conditions, provisions to minimize such flooding conditions should be included in the design of the storm management improvements. Such provisions may include downstream improvements and/or detention of stormwater runoff and its regulated discharge to the downstream storm drainage system. 9. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer, property owners association, and/or land owner. June 25, 2020 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: Z-9514 4 10. Will the school and supporting infrastructure be built in one phase? 11. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 12. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 13. Street lights are required by Section 31-403 of the LR code. Provide plans for approval to Traffic Engineering. Street lights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineer 379-1813 for more info. 14. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1805 (Travis Herbner) for more information. 15. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more information. 16. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). 17. With development, the existing street and drainage improvements within public right-of-way fronting and accessing undeveloped tracts is required to be evaluated to determine conformance with CLR street and drainage standards. If found to be substandard, with future development street improvements to CLR standards will be required to be constructed. 18. Erosion controls must be installed to reduce discharge of polluted stormwater. 19. The traffic study has been received and is being evaluated by Traffic Engineering. 20. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 21. Are the proposed dimensions of the tracts proposed to be modified? 22. The USPS should be contacted to determine if mail cluster box will be required to be provided for the proposed residences. If required show the proposed location(s) of the USPS cluster box units in June 25, 2020 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: Z-9514 5 conformance with USPS and City of Little Rock policy design standards. 5. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation Authority: Sewer Main Extension required with easements. Capacity Fee analysis required. FOG Analysis required. Retain Existing Sewer Easements for existing sewer mains. Entergy: No comments received. Centerpoint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: No comments received. Fire Department: Full Plan Review 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. 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. 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. June 25, 2020 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: Z-9514 6 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 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. 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. 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. 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. 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 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. 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. 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. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial June 25, 2020 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: Z-9514 7 fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. 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. 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. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central June 25, 2020 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: Z-9514 8 Arkansas Water (Daniel Tull 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. Building Codes: No Comments. 6. TRANSPORTATION/PLANNING: County Planning: No Comments. Rock Region METRO: No comments received. Planning Division: No Comments. STAFF ANALYSIS: Friendship Aspire Academy proposes to develop a middle school campus on this subject property located generally north of Vernon Estates Drive, east of Chicot Road. The project narrative from the applicant is as follows: “Friendship Aspire Academy, which currently has an elementary school at 3615 W 25th street, will serve 6th - 8th graders. The site is approximately 11.9 acres on Vernon Estates Drive, east of the 9100 block of Chicot Road. The site is the location of a former city housing project that has since been demolished. The site is directly to the north of the Fairfield residential subdivision and west of the Fairfield Cove residential subdivision. The site can be accessed from Chicot Road via Vernon Estates and the entrance is currently gated. Current zoning of the property is R-2 and R-3. We are seeking CUP approval for the site to allow for the proposed school building. The proposed improvements are as follow: 1. Construction of a single story 36,430 sf middle school for 6th - 8th grades with associated parking. The project will consist of a cafeteria, an administration wing, a gymnasium and two, classroom wings. The school is planned to serve 300 students. June 25, 2020 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: Z-9514 9 2. There will be 12 classrooms in addition to lab, admin and parent services spaces, art and music rooms and special education breakout rooms. There will also be a cafeteria, a gymnasium, building service spaces and associated parking as well as a sand, volleyball court, half-court basketball and outdoor classrooms. 3. Construction of an interior drive will serve as drop off and pickup of students for both parents & busses and will allow for car stacking to be on site. 4. The site will meet the current Landscape Ordinance requirements since the cost of the renovations will exceed 50% of the replacement value of the building. 5. A fence, security gate & guard shack will be incorporated around the perimeter. The main access will be at Vernon Estates drive. 6. Dumpster and loading services are on the north end of the site and will be screened as required by city ordinance. 7. Existing water mains and sewer lines as well as their easements from the previous subdivision will be abandoned and new utilities will be brought to the building. 8. The planned opening date is December of 2021.” The proposed school building will be brick masonry construction, with store front- type windows and precast concrete accents. The building height will not exceed 30 feet. The proposed building will be located over 180 feet from the overall property boundaries. The building height and setbacks conform with ordinance standards. There is one (1) lot immediately east of the proposed school building which is owned by the City of Little Rock and is not part of this application. Access to this site will be from Acorn Place to the east. An entry sign and flagpoles will be located near the southwest corner of the site. All signage will conform with the ordinance requirements for office zoning (Section 36-553 of the code). This is typical for school and church uses throughout Little Rock. A dumpster area is located near the northeast corner of the proposed school building. The dumpster area will be screened as per ordinance requirements. The applicant notes that all site lighting will be low-level and directed onto the site and away from adjacent residential property. June 25, 2020 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: Z-9514 10 The applicant notes that the school development will be done in one (1) phase. The eastern and northern portions of the overall property will be used as green space and maintained by the school. The proposed plan designates areas within the green space for existing vegetation to remain. The applicant also notes that the old existing platted lots and rights-of-way within the overall property boundary will be abandoned prior to redevelopment. Staff is supportive of the requested conditional use permit to allow redevelopment of the property as a middle school campus. Staff views the request as reasonable. The proposed school development should prove to be a good “transition use” between the single family neighborhoods to the east and south and the commercial developments to the west and north along Chicot Road and Baseline Road. The proposed school development will be a quality redevelopment of the old multifamily site. Staff believes the new middle school campus will be compatible with the neighborhood and have no adverse impact on the area. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit, subject to the following conditions: 1. Compliance with the conditions as found in paragraphs 3, 4 and 5 of the agenda staff report. 2. Abandonment of the underlying platted lots and streets must be completed prior to the issuance of grading and building permits. 3. Any site lighting must be low-level shielded and directed away from adjacent properties. 4. The dumpster area located on the site must be screened as per ordinance standards, and serviced only during daylight hours. 5. Staff also recommends the following conditions as a result of the traffic study: a. Vehicular traffic dropping off or picking up students shall not stop, wait or delay other vehicular movements, block driveways of adjacent properties, and/or form vehicular queues at any time on Chicot Rd or Vernon Estates Dr. Should queuing occur on any of these streets, the June 25, 2020 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: Z-9514 11 school agrees to eliminate such queuing by modifying the plan including implementing staggered start/dismissal times as required. b. School agrees to have their Traffic Engineer present at the opening day of school and subsequent days as necessary, to monitor the school traffic and identify any traffic problems/issues or potential traffic problems/issues during times of school pick-up and drop-off. When problems/issues are identified, corrective measures should be taken to address those problems/ issues c. Should conditions warrant for orderly flow of traffic around the school, school agrees to hire, at no cost to the City of Little Rock, off-duty police officers, as required, to execute the Traffic Control Plan at key, identified locations around the school and adjacent to the school with in the public right-of-way . d. Prior to opening the school, all crosswalk markings, striping and other pavement markings within roadway and at intersections adjacent to the school must be inspected and if faded or worn out, be restriped with new Thermoplastic material. e. Installation of school zone flashers and signage will be the responsibility of the school and must comply with Arkansas Motor Vehicle and Traffic Laws and State Highway Commission regulations. Plans for flashers and signage must be submitted to Public Works Traffic Engineering for prior review and approval. PLANNING COMMISSION ACTION: (JUNE 25, 2020) The applicant was present. There were no persons present registered in support or opposition. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 11 ayes, 0 noes and 0 absent. June 25, 2020 ITEM NO.: 3 FILE NO.: Z-9517 NAME: Phillips Duplexes – Conditional Use Permit LOCATION: Southwest corner of West 30th Street and Potter Street OWNER/APPLICANT: Savage Properties/Stanley Phillips PROPOSAL: A conditional use permit is requested to allow for the construction of two (2) duplex structures on two (2) R-3 zoned platted lots located at the southwest corner of West 30th Street and Potter Street. 1. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area predominantly zoned R-3 and R-2. A number of single family residences and vacant lots are located in the area. A few duplex structures are also located in the general area. The applicant proposes to construct two (2) duplex structures on two (2) platted lots. The proposed use is compatible with uses in the area. Notice of public hearing was sent to the John Barrow Neighborhood Association. 2. ON SITE DRIVES AND PARKING: The applicant proposes to construct one (1) 20 foot wide driveway from West 30th Street, near the northwest corner of the property. There will be a total of eight (8) parking spaces, four (4) for each duplex structure. Section 36-502 (b) (1) (c) of the City’s Zoning Ordinance requires a minimum of three (3) parking spaces for each duplex structure (1.5 spaces per unit). The applicant is providing four (4) paved parking spaces for each duplex structure. 3. SCREENING AND BUFFERS: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. 2. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property, or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. June 25, 2020 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-9517 2 3. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-way. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 4. ENGINEERING COMMENTS: 1. Potter Street is classified on the Master Street Plan as a residential street. A dedication of right-of-way of 5 ft. in width will be required. 2. A 20 feet radial dedication of right-of-way is required at the intersection of Potter Street and 30th Street. 3. If access to the property is taken from Potter Street, the existing pipe adjacent to 30th Street should be removed and the ditch restored. 5. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation Authority: Separate sewer service lines required for each lot. Entergy: No comments received. Centerpoint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: No comments received. Fire Department: Full Plan Review Maintain Access: 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 June 25, 2020 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-9517 3 located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 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. 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. 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. 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. June 25, 2020 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-9517 4 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. 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 (Daniel Tull 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. Building Codes: No Comments. 6. TRANSPORTATION/PLANNING: County Planning: No Comments. Rock Region METRO: No comments received. Planning Division: No Comments. STAFF ANALYSIS: The applicant is requesting approval of a conditional use permit to allow for the construction of two (2) duplex structures on two (2) platted lots located at the southwest corner of West 30th and Potter Streets. The lots are 48 feet wide and approximately 138 feet deep. The lots are currently undeveloped. An undeveloped alley right-of-way runs along the rear (west) property line. The applicant proposes to construct a 2,348 square foot duplex structure on each of the two (2) lots. The duplex structures will be two (2) stories in height with hip roofs and asphalt shingles. The duplex structures will be constructed on concrete slabs, and be wood frame construction with vinyl siding and vinyl clad windows. June 25, 2020 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-9517 5 Each duplex structure will be located 25 feet back from the front (east) property lines and six (6) feet back from the north side property line and south side property line of the overall property. Each duplex structure will be located approximately 6.5 feet back from the center, dividing side property line. The structures will be located over 60 feet back from the rear property lines. Eight (8) paved parking spaces (four (4) per unit) will be provided for each duplex structure. A new paved driveway from West 30th Street will serve the duplex structures. To staff’s knowledge, there are no outstanding issues associated with this application. Staff believes the proposed two (2) duplex structures located on two (2) platted lots located at the southwest corner of West 30th and Potter Streets is an appropriate use for this property. The two (2) duplex structures will only be a minor increase in the original platted density for this property. The proposed duplex structures will not be out of character with the general area. Other duplex structures are located throughout the John Barrow Neighborhood. Staff believes the proposed duplexes will have no adverse impact on the subdivision or surrounding uses. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP, subject to compliance with the comments and conditions outlined in Sections 3, 4 and 5 of the agenda staff report. PLANNING COMMISSION ACTION: (JUNE 25, 2020) Stanley Phillips was present, representing the application. There were two (2) supporters and one (1) objector present. Staff presented the application with a recommendation of approval. Akaya Kitchen addressed the Commission in opposition of the application. She expressed concerns related to the increase of crime associated with low-income families. She briefly explained a rise in criminal activity directly related to occupants of duplex dwellings within the neighborhood. Stanley Phillips addressed the Commission in support of the application. He explained that the proposed project will add value to the community due to the quality and design of the properties. To address the opposing points, he briefly explained the screening processes used by management companies to screen potential applications such as background and credit history verifications. June 25, 2020 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-9517 6 Denise Franklin, a resident and multi-property owner in the John Barrow Community, addressed the Commission in support of the application. She explained that the proposed project will promote continued improvement and growth within the community. Krystal Alexander, a 9-year resident of Phillips’ property, addressed the Commission in support of the proposed property. As a single mother of three (3) children, she expressed gratitude for the opportunity to provide a better quality of life within a community she deems as a safe. There was a motion to approve the application as recommended by the staff, including all staff comments and conditions. The motion was seconded. The vote was 11 ayes, 0 nays, and 0 absent. The application was approved. June 25, 2020 ITEM NO.: 4 FILE NO.: Z-9003-A NAME: Re-Nu Life Center – Revised Short-form PID LOCATION: 7600 Enmar Drive DEVELOPER: Re-Nu Life Center B. J. Brady 10905 West Markham Street Little Rock, AR 72211 OWNER/AUTHORIZED AGENT: Joe McAdams/B. J. Brady (Re-Nu Life Center) AREA: 0.45 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PID, Planned Industrial District ALLOWED USES: I-2 Permitted uses and a medical detox clinic PROPOSED ZONING: Revised PID PROPOSED USE: Add Parolee/Probationer Housing Facility as an allowable use VARIANCE/WAIVERS: None requested. BACKGROUND: On January 29, 2015, the Planning Commission voted 10 ayes, 0 noes, 0 absent and 1 open position to recommend approval of a rezoning of 7600 Enmar Drive from I-2 Light Industrial District to PID Planned Industrial District. On March 3, 2015 the Board of Directors passed Ordinance No. 21,003 rezoning the property as recommended by the Planning Commission. The PID zoning was approved to allow use of the existing building as a medical detoxification facility. The facility was approved to have no more than 16 patients at a time, with as average of 10 to 12 patients per day. Three (3) staff members were to be present at the facility. The average length of stay for a patient was three (3) to five (5) June 25, 2020 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-9003-A 2 days. Security and surveillance systems were in place to assist staff with the supervision of the patients. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to revise the existing PID zoning to add a Parolee/Probationer Housing Facility for women as an additional approved use for the site. The applicant proposes to use the existing building with only some interior remodeling. There will be no exterior changes to the building or parking area. The applicant proposes to operate the Parolee/Probationer Housing Facility as a 30 to 35 bed Arkansas Community Corrections licensed re-entry facility for women. The proposed program will have the following amenities (as provided by the applicant): · Matrix System – evidence-based program (substance abuse treatment) · In house schooling so they can get their GED · Receive Career Readiness Certificates and Wage Certificates · Parenting and budgeting classes are a requirement · Pre-parole program licensed with Arkansas Community of Corrections · College credits through Crossroads College / AR Baptist · After 30 days with us they are employed and able to save some money · By day 150 they move out on their own if they are ready The applicant notes that the Arkansas Community Corrections licensed re-entry facility will operate as follows: “This program works in phases. Day 1-45 we get them Drivers License (if possible) and take care of fines and court cases that they still may have in traffic courts. Teach evidence-based programming for their substance abuse addiction. Enroll them in college to start their college credits. Phase 2 – Day 46-90 they will have full-time employment, continue their (College or GED) education, reunite with loved ones such as children and immediate family members. Parenting classes, budgeting classes as well as more substance education. Outside meetings AA, NA, CA along with celebrate recovery. Phase 3 – Day 90-150 they will continue their education along with their full-time employment, with hopes of having a start of a relationship that is growing with their children/ loved ones. We are working on relapse prevention evidence-based programming. June 25, 2020 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-9003-A 3 Have a sponsor and or mentor working steps, building a foundation for which they are getting ready to move out on their own at this point. Phase 4 – Day 50-180 they are moving out and getting ready to start a new life. With the tools we have put in front of them they are more than ready if they choose to apply them. Phase 4 gives them an opportunity to get this right, but they are still in the program so if they don't get it right, we can bring them back and figure out what needs to be different. This program is a special program designed by the governor of Arkansas to help these individuals turn their lives around and be productive members of society. These ladies are handpicked, they cannot have disciplinary's and have to be a class one and 18 months to the door (going home). With these programs in place our recidivism rates here in Arkansas are getting better.” B. EXISTING CONDITIONS: The property is located in an industrial park area, north of Interstate 30 and east of S. University Avenue. All surrounding properties are zoned I-2 Light Industrial. Surrounding uses include warehouse uses, auto repair, tire sales, along with other heavy commercial and light industrial uses. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and the SWLR United for Progress, Wakefield and Cloverdale Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Due to the proposed use of the property, the Master Street Plan specifies that Enmar Drive for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged and not in compliance with ADA recommendations in the public right-of-way prior to occupancy. The driveway apron is in need of replacement. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer is available to this site. June 25, 2020 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-9003-A 4 Entergy: No comments received. CenterPoint Energy: No comments received. AT & T: No comments received. Central Arkansas Water: No comments received. Fire Department: No Comments. Parks and Recreation: No comments received. County Planning: No Comments. F. BUILDING CODES/LANDSCAPE: Building Code: No Comments. Landscape: No Comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the 65th Street East Planning District. The Land Use Plan shows Industrial (I) for the requested area. The industrial category encompasses a wide variety of manufacturing, warehousing research and development, processing, and industry related office and service activities. Industrial development typically occurs on an individual tract basis rather than according to an overall development plan. The application a revision to an existing PID (Planned Industrial Development) District to add Parolee/Probationer housing as a use for the site. Master Street Plan: To the east is Enmar Drive and it is shown as a Local Street on the Master Street Plan. The primary function of Local Streets is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class III Bike Route shown on Enmar Drive. Bike Routes require no additional right-of-way, but either a sign or pavement marking to identify and direct the route. June 25, 2020 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-9003-A 5 H. ANALYSIS: The applicant is proposing to add “Parolee/Probationer Housing Facility” as a permitted use of the property under the current PID zoning designation. The PID zoning was previously approved to allow a medical detoxification facility and I-2 (Light Industrial District) permitted uses. The applicant notes that the proposed re-entry facility will be for 30 to 35 women and two (2) staff persons at all times. Section 8-406(a) of the City’s Buildings and Building Regulations Ordinance (minimum area per dwelling unit) requires 150 square feet for the first occupant and 100 square feet for each additional occupant. Therefore, the minimum area for a residential facility occupied by 35 persons is 3,550 square feet. The existing structure contains 6,563 square feet. Section 8-406(b) (minimum area per bedroom) requires 70 square feet for the first occupant and 50 square feet for each additional occupant. The applicant notes that the bedroom arrangements will conform to ordinance standards. There are approximately ten (10) paved parking spaces located between the building and Enmar Drive. The applicant notes that the two (2) staff members’ vehicles and one (1) facility van will be parked at the site daily. The residents of the facility will not have personal vehicles. The facility will provide transportation for all residents. The residents will be allowed to have visitors twice per month; every other Sunday for a three (3) hour period. Staff believes that the existing parking on the site will be sufficient to serve the proposed use. To staff’s knowledge, there are no outstanding issues associated with this application. Staff is supportive of the request to add “parolee/probationer housing facility” as operated by Re-Nu Life Center as an allowable use for this site. The site is located within an industrial park area, with all surrounding zoning being light industrial. The nearest single family residence is over 1,500 feet from this location. Additionally, staff knows of no similar type living facilities in this general area. J. STAFF RECOMMENDATION: Staff recommends approval of the Revised PID zoning subject to compliance with the comments and conditions outlined in paragraphs D, E, and F and the staff analysis in the agenda staff report. PLANNING COMMISSION ACTION: (JUNE 25, 2020) The applicant was present. There were no persons present registered in support or opposition. Staff presented the item and a recommendation of approval as outlined in the June 25, 2020 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-9003-A 6 “staff recommendation” above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 11 ayes, 0 noes and 0 absent. DATE _ � � PLANNING COMMISSION VOTE RECORD C�.i'i °v MEMBER 0©000Qummmmm BERRY, CRAIG BETTON, HAROLD MD anummammmmmilmll BROCK, THOMAS L. ✓ BROOKS, DERICK ✓ HAMILTON, SCOTT ✓ HART, TODD ✓ HAYNES, MARLON D. LATTURE, PAUL ✓ RAHMAN, ROBBIN S. ✓ THOMAS, DIANA M. ✓ VOGEL, ROBBY ✓ ✓ Meeting Adjourned • ZZ PM AYE -0 NAYE ABSENT AO ABSTAIN � RECUSE 0©000Qummmmm ,BERRY, CRAIG BETTON, HAROLD MD anummammmmmilmll BROCK, THOMAS L. BROOKS, HAMILTON, SCOTT MARLON D. LATTURE, PAUL THOMAS, DIANA M. VOGEL, ROBBY ✓ Meeting Adjourned • ZZ PM AYE -0 NAYE ABSENT AO ABSTAIN � RECUSE June 25, 2020 There being no further business before the Commission, the meeting was adjourned at 4:22 p.m. Date Chairman Secretary