The URL can be used to link to this page

pc_07 08 2021 LITTLE ROCK PLANNING COMMISSION SUMMARY AND MINUTE RECORD JULY 8, 2021 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present there being eight (8) members present. II. Members Present: Craig Berry Harold Betton Scott D. Hamilton Todd Hart Marlon D. Haynes Robbin Rahman Michael Vickers Robby Vogel Members Absent: Open Position Derick Brooks Diana M. Thomas City Attorney: Shawn Overton LITTLE ROCK PLANNING COMMISSION AGENDA JULY 8, 2021 OLD BUSINESS: Item Number: File Number: Title: NO OLD BUSINESS NEW BUSINESS: Item Number: File Number: Title: 1. Z-4685-B Pilgrim Valley Baptist Church – Conditional Use Permit 1808 – 1820 Marshall Street 2. LU2021-19-02 Land Use Plan amendment from Mixed Office and Commercial (MOC) to Commercial (C) in the Chenal Planning District, at the southeast corner of Kirk Road and Wellington Hills Road 2.1 Z-4807-R Rezoning from PCD to C-3 Southeast corner of Kirk Road and Wellington Hills Road 3. Z-5131-A Disciple Korean Church – Revised Conditional Use Permit 800 Kirby Road 4. Z-6815-A Levy Concrete Plant – PD-I 8806 Mabelvale Pike 5. Z-8576-A Avulani Enterprises – PCD 17,524 Kanis Road 6. Z-9407-A Village at the Gateway Phase 8 – PRD West end of Big Rock Avenue, south of Alexander Road Agenda Page, Two NEW BUSINESS: Item Number: File Number: Title: 7. Z-9407-B Village at the Gateway – Phase 9 – PRD South side of Alexander Road, immediately east of 13103 Alexander Road 8. Z-9480-A Integrated Pysch Solutions – Revised POD 218 N. McKinley 9. LU2021-14-01 Land Use Plan amendment from Residential Medium (RM) to Commercial (C) in the Geyer Springs East Planning District, approximately 0.25-miles north of Baseline Road on the east side of Scott Hamilton Drive 9.1 Z-9592 Rezoning from R-2 to C-4 8519 Scott Hamilton Drive 10. Z-9593 Brodie Creek Lot 127 – Revised PRD 44 Deerberry Forest Circle 11. LU2021-11-02 Land Use Plan amendment from Mixed Use (MX) to Commercial (C) in the I-430 Planning District, located between I-430 and Shackleford Pass, just north of West 36th Street 11.1 Z-9594 Rezoning from R-2 to C-4 3336 Shackleford Pass 12. Z-9595 The Octonary – PD-R Southeast corner of East 16th Street and Barber Street 13. LU2021-18-01 Land Use Plan amendment from Residential Low (RL) to Commercial (C) in the Ellis Mountain Planning District, on the north side of Kanis Road approximately 0.25 miles northwest of Kirby Road 13.1 Z-9596 Rezoning from R-2 to C-3 14300 Kanis Road 14. Z-9597 Peer – POD 1850 S. Ringo Street (southwest corner of S. Ringo Street and Wright Avenue) July 8, 2021 ITEM NO.: 1 FILE NO.: Z-4685-B NAME: Pilgrim Valley Baptist Church – Conditional Use Permit LOCATION: 1808 – 1820 Marshall Street DEVELOPER: Pilgrim Valley Baptist Church 1807 Wolfe Street Little Rock, AR 72202 OWNER/AUTHORIZED AGENT: Pilgrim Valley Baptist Church – Owner Ronald Ross – Agent SURVEYOR/ENGINEER: Harbor Engineering 5800 Evergreen Street Little Rock, AR 72205 AREA: 0.65 acre NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 45 CURRENT ZONING: R-3 and R-4 VARIANCE/WAIVERS: 1. Variance to allow a reduced rear building setback. BACKGROUND: On August 5, 1986 a conditional use permit was approved to allow the Pilgrim Valley Baptist Church development at 1821 Wolfe Street. The development consists of a one- story brick church building and associated paved parking lot to the south. July 8, 2021 ITEM NO.: 1 (Cont.) FILE NO.: Z-4685-B 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: Pilgrim Valley Baptist Church is requesting a conditional use permit to allow for the construction of a multi-purpose building and associated parking at 1808 – 1820 Marshall Street, adjacent to the existing church facilities. B. EXISTING CONDITIONS: The four (4) lots proposed for development are currently undeveloped and mostly grass covered. There are a few mature trees on the site. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 2. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 3. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Planning and Development for more information. 4. On site striping and signage plans should be forwarded to Planning and Development for approval with the site development package. 5. 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). 6. 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 curb cuts proposed not to be used with this development. July 8, 2021 ITEM NO.: 1 (Cont.) FILE NO.: Z-4685-B 3 E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Retain 10' easement 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: 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. 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. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. 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. July 8, 2021 ITEM NO.: 1 (Cont.) FILE NO.: Z-4685-B 4 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 fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of 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. July 8, 2021 ITEM NO.: 1 (Cont.) FILE NO.: Z-4685-B 5 F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. 2. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. 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. Screening requirements will need to be met adjacent to the north residential zoned property. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street A twenty-five (25) percent reduction of the landscape provisions can be taken for developments within mature areas. In these areas it is allowable for perimeter planting strips to be a minimum of six (6) feet nine (9) inches wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. The south perimeter landscape strip is deficient. 4. Screening requirements will need to be met for the vehicular use areas adjacent to street rights-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. 5. For parking areas with twelve or more spaces 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. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. Verify percentage of interior landscape area. 6. 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 July 8, 2021 ITEM NO.: 1 (Cont.) FILE NO.: Z-4685-B 6 building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 7. A landscape irrigation system shall be required for developments of one (1) acre or larger. 8. The City Beautiful Commission recommends preserving as many existing trees feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: No comments. H. ANALYSIS: The applicant is requesting a conditional use permit to allow for the construction of a one-story 7,350 square foot multi-purpose building on the property located at 1808 – 1820 Marshall Street, to serve the Pilgrim Valley Baptist Church, which is located on the adjacent property at 1821 Wolfe Street. The primary use of the facility will be for church and community related activities. The multi-purpose building will be able to seat up to 288 persons at tables. The proposed project also includes a small one-story storage building (400 square feet) on the on the east side of the proposed multi-purpose building. The applicant provided the following information with respect to the proposed building construction: • The Proposed Activity Building – Exterior Building Materials – The west, north and east elevations are pre-engineered metal ribbed siding, the south elevation with main entry is pre-engineered metal ribbed siding with face brick at the building entry and face brick wainscot accent elsewhere on the elevation. The roof is pre-engineered metal ribbed panels. The covered vehicular drop-off is pre-engineered metal framing with pre-engineered metal ribbed panels at the roof. • The Future Storage Building – Exterior Building Materials – The west, north, east and south elevations are pre-engineered metal ribbed siding with pre-engineered metal ribbed panels at the roof. Both proposed buildings will be well under the 35 foot maximum height allowed in the R-3 and R-4 zoning districts. The proposed multi-purpose building will have a ridge height of approximately 23.5 feet above the finished floor. The proposed storage building will have a ridge height of approximately 13.5 feet above the finished floor. July 8, 2021 ITEM NO.: 1 (Cont.) FILE NO.: Z-4685-B 7 The applicant is requesting one (1) variance with the proposed development. The proposed multi-purpose building will be located 19 feet – 7 ¼ inches from the rear (west) property line. Sections 36-255 (d) (3) and 36-256 (d) (3) require a minimum rear building, setback of 25 feet. Staff supports the variance request to allow a reduced rear building setback. The structures will comply with all other building setback requirements. The applicant is also proposing to construct 21 new paved parking spaces on the south side of the proposed buildings. One (1) access drive from Marshall Street will serve the proposed parking lot. The proposed new parking will also tie into the existing church parking to the west. The applicant notes that the new development will comply with the City’s minimum landscape and buffer requirements. A six (6) foot tall opaque fence will be placed along the north property line where adjacent to residential property. All site lighting will be low-level and directed away from adjacent properties. The applicant notes that there will be no dumpster on the site. All trash will be collected in regular and recycle trash containers for collection by the City. Any signage on the site must comply with Section 36-553 of the code (signs allowed in office zones). The applicant provided responses and additional information to all issues raised during staff’s review of the application. To staff’s knowledge, there are no outstanding issues. Staff is supportive of the requested conditional use permit to allow development a multi-purpose building and associated parking to serve the existing Pilgrim Valley Baptist Church facilities. Staff views the request as reasonable. The proposed project should prove to be a quality in-fill development and re-use of vacant residential lots in this neighborhood just north of Wright Avenue. Staff believes the proposed development will have no adverse impact on adjacent properties. I. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP, and associated setback variance, subject to compliance with the comments and conditions outlined in paragraphs D, E and F, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: (JULY 8, 2021) Ronald Ross was present, representing the application. There was one (1) objector present. Staff presented the application with a recommendation of approval. July 8, 2021 ITEM NO.: 1 (Cont.) FILE NO.: Z-4685-B 8 Ronald Ross addressed the Commission in support of the application. He described the project and discussed the church’s mission in the community. Tre Kitchens addressed the Commission in opposition. He noted that the represented the owners of 2420 Marshall Street and 1622 Wright Avenue. He explained that the land had been leased to a Mr. Jenkins who had applied for a liquor license for a convenience store on his clients property. There was a lengthy discussion related to the liquor license issue, location of the church owned property, the CUP review process and surrounding uses/future uses. Staff noted that the City of Little Rock had no regulations with respect to distances between churches and properties with liquor licenses. After the discussion, there was a motion to approve the application as recommended by staff, including all staff conditions and comments. The motion passed by a vote of 8 ayes, 0 nays, 2 absent and 1 open position. The application was approved. July 08, 2021 ITEM NO.: 2 FILE NO.: LU2021-19-02 Name: Land Use Plan Amendment – Chenal Planning District Location: Southeast Corner of Kirk Road and Wellington Hills Road Request: Mixed Office and Commercial (MOC) to Commercial (C) Source: White – Daters & Associates, Inc., 24 Rahling Circle PROPOSAL / REQUEST: Applicant requests a Land Use Plan amendment from Mixed Office and Commercial (MOC) to Commercial (C) on an approximate 31-acre unplatted parcel located on the southeast corner of Kirk Road and Wellington Hills Road in the Chenal Planning District. The existing Mixed Office and Commercial land use designation provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. The proposed Commercial land use designation allows for a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. This land use amendment application is accompanied by a zoning map amendment request. It is applicant’s intent to rezone the site to a General Commercial District (C-3) zoning designation (File No. Z-4807-R). EXISTING LAND USE AND ZONING: The subject site is a 30.5-acre platted parcel to the southeast of the Willington Hills Rd and Kirk Road intersection – just north of Chenal Parkway, outside of the Chenal Design Overlay District (DOD) in the Chenal Planning District. The exiting land use pattern around the site is varied, immediately north of the subject site is a religious institution campus, and an undeveloped parcel with Planned Office Development (POD) zoning designation. Catty corner to the northeast of the subject site is the Cedars at Wellington Lake apartment complex (Multifamily District - MF18), sited immediately adjacent to Lake Wellington. The eastern boundary of the site meets up to approximately 450 linear feet of the back façade of a self-storage facility on land zoned Planned Office Development (POD). The southern boundary is situated next to a utility easement housing electrical line. July 08, 2021 ITEM NO.: 2 (Cont.) FILE NO.: LU2021-19-02 2 infrastructure. Beyond the easement and south of Spock Road are a few lower intensity commercial uses (bank, dentist office, restaurant) and a vacant tract of land zoned Commercial General (C3). Just east of this area fronting Chenal Parkway are two parcels making up the land for a religious institution campus. West of the site is a 7.5-acre office development with surface parking on lands zoned Office (O2). South of this site is situated a branch bank, also on land zoned (O2). Further south is an automotive service on Planned Development- Commercial (PD-C) zoned lands, beyond this is a 9-acre undeveloped Commercial General (C3) zoned tract. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: At the time the City’s Land use Plan was crafted, it envisioned Commercial Land Uses in Chenal Planning District to be concentrated at the Cantrell Road/Chenal Parkway and Rahling Road/Chenal Parkway intersections, with smaller commercial areas proposed at intersections of major roads. South of the site, lands along Chenal Parkway are designated for Commercial (C). To the southeast is a Public Institutional (PI) designation where a religious institution has been developed. North of the site, across Wellington Hills Road are Public Institutional (PI) designated lands where another religious institution was developed as well as some more MOC designated lands that are undeveloped. East of the site are lands designated Suburban Office (SO). Figure 1. Zoning July 08, 2021 ITEM NO.: 2 (Cont.) FILE NO.: LU2021-19-02 3 While there have been some Land Use amendments within the Chenal Planning District, they are generally in the development quadrant near Chenal Parkway and Rahling Road and in the western most part of the District near the western most limits City. In the last ten years, there have not been Land Use Amendment applications in the immediate vicinity of the subject site. MASTER STREET PLAN: The site is bound to the west with Kirk Road and to the north by Wellington Hills Road – both of which are designated as Minor Arterials. Minor Arterials provide connections to and through an urban area. Their primary function is to provide short distance travel within the urbanized area. Generally these roads are spaced at one mile intervals and have a right-of-way of 90 feet. Since a Minor Arterial is a high volume road, a minimum of 4 travel lanes is required. 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 existing or proposed bike facilities in the immediate vicinity of the subject site. Figure 2. Comprehensive Plan Figure 3. Master Street Plan July 08, 2021 ITEM NO.: 2 (Cont.) FILE NO.: LU2021-19-02 4 PARKS: There are no city recognized parks in the immediate vicinity. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. ANALYSIS: The subject site is in a part of the Chenal Planning District that has seen significant development. The site is designated Mixed Office Commercial (MOC) on the Future Land Use Map. This category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. The applicant is requesting a Commercial designation, which would not preclude Office development. The Wellington Hills Road and Kirk Road meeting at a traffic circle in the northwest corner of the subject site. Different levels of development have occurred on all parcels adjacent to the traffic circle, except for the subject site. The subject site has the infrastructure to support Commercial operations and the site has the ability to provide commercial services to the low-density residential communities east of the site. Given the access and visibility of the site, the use of the site for commercial appears appropriate. Also, to note, the site is zoned Planned Commercial Development (PCD). The PDC zoning designation previously approved at this site included provisions for the site to be developed predominantly with Commercial land uses and some Office Uses. The Commercial uses previously proposed at the site made up about 70% of the development. However, the Planned Commercial Development plan has expired as construction activities did not comments within the 180 days after final approval. Within the Chenal and Ellis Mountain Planning District (just south of the Chenal Planning District) there are opportunities for office developments on Suburban Office (SO), Mixed Office Commercial (MOC), and Office (O) designated lands. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Villages of Wellington, Parkway Place, and Citizens of West Pulaski County. Staff has received no comments from area residents or from Neighborhood Associations. July 08, 2021 ITEM NO.: 2 (Cont.) FILE NO.: LU2021-19-02 5 STAFF RECOMMENDATIONS: Staff recommends approval of the applicant’s request to amend the land use designation at the subject site from Mixed Office Commercial (MOC) to Commercial (C). PLANNING COMMISSION ACTION: (JULY 8, 2021) The item was placed on consent agenda for approval. By a vote of 8 for, 0 against, 2 absent and 1 open position the consent agenda was approved. July 8, 2021 ITEM NO.: 2.1 FILE NO.: Z-4807-R NAME: Rezoning from PCD to C-3 LOCATION: Southeast corner of Kirk Road and Wellington Hills Road DEVELOPER: Wellington Kirk, LLC 815 Kirk Road Little Rock, AR 72223 OWNER/AUTHORIZED AGENT: Wellington Kirk, LLC – Owner Tim Daters – Applicant SURVEYOR/ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 30.52 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.16 CURRENT ZONING: PCD (expired) VARIANCE/WAIVERS: None requested. BACKGROUND: The Board of Directors passed Ordinance No. 19,561 on June 27, 2006, rezoning this property from O-1 and C-1 to PCD. The approved PCD allowed a development to include a mixture of commercial (70%) and office (30%) uses. The approved PCD was never developed and has expired. July 8, 2021 ITEM NO.: 2.1 (Cont.) FILE NO.: Z-4807-R 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone the property from “PCD” to “C-3” General Commercial District. The rezoning is requested to allow future commercial development. B. EXISTING CONDITIONS: The property is currently undeveloped and mostly grass covered. A small portion of the property (southeast corner) is tree covered. A small pond is located along the west property line. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: No comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer Available to this Site. Entergy: No comments received. CenterPoint Energy: No comments received. AT & T: No comments received. Central Arkansas Water: No comments received. 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. July 8, 2021 ITEM NO.: 2.1 (Cont.) FILE NO.: Z-4807-R 3 Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. 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. 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 Fire Marshal Derek N Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the Chenal Planning District. The Land Use Plan shows Mixed Office and Commercial (MOC) for the requested area. The Mixed Office and Commercial category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. The application is to change the property from PCD (Planned Commercial Development) District to C-3 (General Commercial District) to allow July 8, 2021 ITEM NO.: 2.1 (Cont.) FILE NO.: Z-4807-R 4 for future commercial development of this land. There is an accompanying application to amend the Land Use Plan to Commercial (C). The Commercial (C) category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. Surrounding the application area, the Land Use Plan shows Public Institutional (PI) and Mixed Office and Commercial (MOC) to the north, across Wellington Hills Road. Office (O) land use is shown to the northwest. The Plan shows Commercial (C) use to the southwest and south. To the southeast is a PI area with both O and C areas further to the southeast. East of the site is an area of Suburban Office (SO) followed with Neighborhood Commercial (NC). Residential Medium Density (RM) is shown to the northeast of the application area. The Public Institutional (PI) category includes public and quasi-public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. This land to the north is the site of Fellowship Bible Church. The Mixed Office and Commercial (MOC) category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. This land is currently cleared and vacant. The Office (O) category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The lands to the northwest are developed with office buildings. The Commercial (C) category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The lands to both the south and southwest are partially development with commercial uses – restaurants, a retail center and auto related retail. The remaining Commercial land is undeveloped some wooded and some cleared. The PI area to the southeast is Highland Valley Methodist Church. The ‘C’ lands beyond that are developed with retail uses. While the Office lands are predominantly undeveloped, an educational use is on one tract. The Suburban Office (SO) category shall provide for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. This land to the east of the application area is a developed mini-warehouse facility. Beyond this is the Neighborhood Commercial area, which is partially developed. There are two commercial uses: a radio station and day-care. The undeveloped portion is wooded. The Neighborhood Commercial (NC) category includes limited small-scale commercial development in close proximity to a neighborhood, providing goods and services to that neighborhood market area. The Residential Medium Density (RM) category accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi-family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units July 8, 2021 ITEM NO.: 2.1 (Cont.) FILE NO.: Z-4807-R 5 per acre. This area to the northeast is an apartment complex, The Cedars at Wellington Lake. Master Street Plan: To the west is Kirk Road and to the north is Wellington Hills Road. Both these roads are shown as a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on both Kirk Road and Wellington Hills Roads since they are a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. H. ANALYSIS: Wellington Kirk, LLC, owner of the 30.52 acre property located at the southeast corner of Kirk Road and Wellington Hills Road, is requesting that the property be rezoned from “PCD” Planned Commercial District (expired) to “C-3” General Commercial District. The rezoning is proposed to allow future commercial development of the site. The property is currently undeveloped and mostly grass covered, with varying degrees of slope. The property is located in an area of mixed zoning and uses. Commercial uses and zoning are located to the south along Chenal Parkway. Mixed commercial and office zonings (PD-C, PD-O, O-2 and O-3) are located to the west across Kirk Road. A large church development, zoned C-1, MF-18 and R-2 is located to the north across Wellington Hills Road. A POD zoned property is also located to the north, with single family residences and multifamily residences to the northeast. POD and C-1 zoned properties are located to the east and includes a miniwarehouse development. The City’s Future Land Use Plan designates this property as “MOC” Mixed Office Commercial. A proposed land use plan amendment to “C“ Commercial is a separate item on this agenda. Staff is supportive of the requested C-3 zoning. Staff views the request as reasonable. The property is located in an area of mixed commercial and office uses and zoning, with a large amount of commercial development including miniwarehouses, auto related uses and big-box commercial. The proposed C-3 zoning should prove to be compatible with the overall area and should have no adverse impact on the surrounding properties. July 8, 2021 ITEM NO.: 2.1 (Cont.) FILE NO.: Z-4807-R 6 I. STAFF RECOMMENDATION: Staff recommends approval of the requested C-3 rezoning. PLANNING COMMISSION ACTION: (JULY 8, 2021) 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 8 ayes, 0 nays, 2 absent and 1 open position. July 8, 2021 ITEM NO.: 3 FILE NO.: Z-5131-A NAME: Disciple Korean Church – Revised Conditional Use Permit LOCATION: 800 Kirby Road DEVELOPER: The Disciples Church of Arkansas, Inc. 800 Kirby Road Little Rock, AR 72211 OWNER/AUTHORIZED AGENT: The Disciples Church of Arkansas, Inc. – Owner Terry Burruss – Agent SURVEYOR/ENGINEER: Terry Burruss Architect 11912 Kanis Road, Suite F-8 Little Rock AR 72211 AREA: 5.51 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 18 CENSUS TRACT: 42.18 CURRENT ZONING: R-2 (CUP) VARIANCE/WAIVERS: None requested. BACKGROUND: On February 21, 1989 a conditional use permit was approved to allow the existing church development. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a conditional use permit to allow for the construction of three (3) buildings on the existing church site. Each proposed building will contain four (4) one-bedroom apartment units to house visiting missionaries. July 8, 2021 ITEM NO.: 3 (Cont.) FILE NO.: Z-5131-A 2 B. EXISTING CONDITIONS: An existing one-story church building is located primarily within the rear (west) portion of the property. Paved parking is located on the north and south sides of the existing church building. A single driveway at the northeast corner of the property serves as access. The east half of the property is undeveloped and tree covered. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Kirby Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. 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. 3. 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 and/or land owner. 4. 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. 5. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 6. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer Available to this Site. Capacity Fee Analysis required. Entergy: No comments received. CenterPoint Energy: No comments received. July 8, 2021 ITEM NO.: 3 (Cont.) FILE NO.: Z-5131-A 3 AT & T: No comments received. Central Arkansas Water: No comments received. 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. 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. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. 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 July 8, 2021 ITEM NO.: 3 (Cont.) FILE NO.: Z-5131-A 4 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 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. July 8, 2021 ITEM NO.: 3 (Cont.) FILE NO.: Z-5131-A 5 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 Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. 2. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. 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. More restrictive R-2 properties are located adjacent to the south, west, and a portion of the north property lines. Existing mature trees and dense understory vegetation may be able to be applied to meeting the July 8, 2021 ITEM NO.: 3 (Cont.) FILE NO.: Z-5131-A 6 minimum code requirements if retained and protected during construction. 3. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: No comments. H. ANALYSIS: The applicant is requesting a conditional use permit to allow for the construction of three (3) new buildings within the existing Disciple Korean Church site at 800 Kirby Road. The proposed buildings will be located on the south side of the existing church building, with each proposed building containing four (4) one-bedroom apartments to house visiting missionaries, for stays ranging from several weeks to four (4) months. The proposed buildings will be located over 48 feet from the south side property line, and over 100 feet from all other property lines. The applicant intends to save all of the existing trees located between the proposed buildings and the front, rear and side property lines. The buildings will have a height of 17 feet – 3 inches, from the finished floor elevation to the roof ridge line. All proposed building setbacks and heights will conform to ordinance requirements. The proposed building exteriors will be constructed using brick or stone, Hardie horizontal siding and board and batten siding. The roofs will contain asphalt shingles. The proposed apartments for visiting missionaries will utilize the existing parking on the church site which will be sufficient to serve the proposed use. New sidewalks will be constructed from the existing parking to the apartments. All site lighting will be low-level and directed away from adjacent properties. Trash disposal will utilize the existing dumpster on the church site. The applicant is proposing no new signage with the requested conditional use permit. July 8, 2021 ITEM NO.: 3 (Cont.) FILE NO.: Z-5131-A 7 The applicant also notes that all landscape and buffer requirements will be complied with. The applicant also proposes to leave existing mature trees and dense understory vegetation. The applicant provided responses and additional information to all issues raised during staff’s review of the application. To staff’s knowledge, there are no outstanding issues. The applicant is requesting no variances with the proposed CUP. Staff is supportive of the requested CUP to add missionary housing to the existing church site at 800 Kirby Road. Staff views the request as reasonable. Staff believes the proposed small apartment buildings will be a quality addition to the existing church site. The applicant proposes the 12 one-bedroom apartment units be used by church guests only. The apartments will never be rented out. Staff believes that expanding the church development to allow the three (3) small apartment structures will have no adverse impact on the adjacent properties or the general area. I. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP, 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: (JULY 8, 2021) Terry Burruss was present, representing the application. There was one (1) objector present. Staff presented the application with a recommendation of approval. Terry Burruss addressed the Commission in support of the application. He briefly described the project, noting that existing trees would be preserved. He noted that the proposed use would be a quiet use. Jim McMains addressed the Commission. He stated that he had no objection to the project after hearing the presentations. The stormwater detention area on the site was briefly discussed. There was a motion to approve the application as recommended by staff, including all staff comments and conditions. The motion passed by a vote of 8 ayes, 0 nays, 2 absent and 1 open position. The application was approved. July 8, 2021 ITEM NO.: 4 FILE NO.: Z-6815-A NAME: Levy Concrete Plant – PD-I LOCATION: 8806 Mabelvale Pike DEVELOPER: Levy Concrete Brad Suen 3516 Crystal Street North Little Rock, AR 72118 OWNER/AUTHORIZED AGENT: Whitey’s Properties, LLC – Owner Jess Griffin – Agent SURVEYOR/ENGINEER: Jess Griffin 5 Kingston Drive Little Rock, AR 72227 AREA: 6.82 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 7 PLANNING DISTRICT: 15 CENSUS TRACT: 41.03 CURRENT ZONING: I-2 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone the 6.82 acre property from “I-2” Light Industrial District to “PD-I” Planned District – Industrial to allow for the development of a concrete plant. The area of property to be rezoned is part of a larger 20.71 acre tract. July 8, 2021 ITEM NO.: 4 (Cont.) FILE NO.: Z-6815-A 2 B. EXISTING CONDITIONS: The area proposed for rezoning is currently undeveloped and tree covered. The property slopes downward slightly from south to north. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. With the easement serving more than 1 parcel the access easement width should be 60 ft in width. Does the property have the right to use the separate easement located on the north side of the north property line? What is the width of that easement? 2. Mabelvale Pike is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 3. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Mabelvale Pike including 5-foot sidewalks with planned development. The new back of curb and driveway apron should be located 18 ft and 16 ft respectively from centerline. Access ramps should be constructed on both sides of an ADA compliant driveway apron in conformance with PW-34. 4. A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. If clearing is proposed beyond the developed area shown on the site plan, an advanced grading variance must be 5. 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 and/or property owner. 6. 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. 7. A special Grading Permit for Flood Hazard Areas will be required per Sec. 13-55 prior to construction. 8. The minimum Finish Floor elevation of at least 1 ft above the base flood elevation is required to be shown on plat and grading plans. July 8, 2021 ITEM NO.: 4 (Cont.) FILE NO.: Z-6815-A 3 9. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Planning and Development for more information. 10. A concrete driveway apron is required be installed per City Ordinance where the private street intersects Mabelvale Pike. The apron should be constructed with a combination asphalt and concrete where the concrete apron begins 16 ft from the Mabelvale Pike striped centerline. 11. Private access is proposed for this property. In accordance with section 31- 207, private streets must be constructed to the same standards as public streets. A minimum access easement width of 60 ft is required to be platted and the street constructed to a width of 36 ft from back of curb to back of curb from Mabelvale Pike to the 2nd driveway. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer Available to this Site. 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 received. Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. 2. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. 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 July 8, 2021 ITEM NO.: 4 (Cont.) FILE NO.: Z-6815-A 4 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 property is surrounded by more restrictive R-2 properties. Existing mature trees and dense understory vegetation may be able to be applied to meet the minimum code requirements if retained and protected during construction. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property, or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 4. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 5. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the Geyer Spring West Planning District. The Land Use Plan shows Light Industrial (LI) for the requested area. The Light Industrial category provides for light warehouse, distribution or storage uses, and/or other industrial uses that are developed in a well-designed "park like" setting. The application is to change the property from I-2 (Light Industrial District) to PDI (Planned Development Industrial) District to allow for the future development of a concrete plant on the site. Surrounding the application area, the Land Use Plan shows Residential Low Density (RL) to the north, west and southwest. Public Institutional (PI) is shown to the south of the site. Commercial (C) use is also shown to the southeast across Mabelvale Pike. Residential Low Density (RL) 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 lands to the north and west shown as RL are undeveloped and wooded. To the southwest is a developed single- family subdivision. The Public Institutional (PI) category includes public and quasi- public facilities that provide a variety of services to the community such as schools, July 8, 2021 ITEM NO.: 4 (Cont.) FILE NO.: Z-6815-A 5 libraries, fire stations, churches, utility substations, and hospitals. This land to the site of ArDOT (Arkansas Department of Transportation), both the District 6 offices and the state headquarters. The Commercial (C) category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. Within the Commercial area is a solvent company and ArDOT materials yard then undeveloped partially wooded land. Master Street Plan: To the south is Mabelvale Pike and it is shown as a Collector on the Master Street Plan. The primary function of a Collector Road is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class III Bike Route shown on Mabelvale Pike. Bike Routes require no additional right-of-way, but either a sign or pavement marking to identify and direct the route. H. ANALYSIS: The applicant proposes to rezone the 6.82 acre property at 8806 Mabelvale Pike from “I-2” Light Industrial District to “PD-I” Planned District Industrial. The property is part of a larger 20.71 acre tract. The rezoning is requested to allow development of a concrete plant. The proposed development includes a 7,800 square foot office/shop building located within the east half of the 6.82 acres. A conveyor/aggregate bin/silo structure will be located on the north side of the office/shop building. Fuel pumps and parking for concrete trucks will be located west of the office/shop building. Paved parking will be located on the east side of the office/slope building, with additional employee parking at the southwest corner of the development. Aggregate storage bins will be located at the northwest corner of the site. The vehicular use area north and west of the office/shop building will have a compacted gravel base to accommodate the large truck traffic. The applicant notes that the heights of the office/shop and aggregate bin structures will be less than 35 feet. The silo will have a height of approximately 85 feet. The current I-2 zoning allows a building height of 45 feet. The applicant is proposing to construct a private street within an access easement from Mabelvale Pike to access the property. The street will be constructed to City standards. There will be two (2) 30 foot wide access drives from the private street. There will be a large landscaped area between the two (2) driveways. The two (2) driveways will be gated near the front of the office/shop building. The rear portion July 8, 2021 ITEM NO.: 4 (Cont.) FILE NO.: Z-6815-A 6 of the property will be fenced with a security fencing. All fencing must comply with section 36-516 (e) (3) of the City’s Zoning Ordinance. The applicant is proposing 26 parking spaces for employees and customers. This should be sufficient to serve the proposed concrete plant use. Additional parking for large trucks is located in the rear yard area. A dumpster area will be located near the northeast corner of the project. The dumpster area must be screened as per Section 36-523 (d). The applicant is proposing a ground-mounted sign near the southeast corner of the site. All signage must comply with Section 36-554 of the code. All site lighting will be low-level and directed away from adjacent properties. The applicant notes that the hours of operation for the office/shop building will be from 7:00 AM to 5:00 PM, Monday through Saturday. The concrete plant hours will be from 6:00 AM to 8:00 PM, Monday through Saturday. The applicant also notes that some jobs may require special hours of operation. The applicant also notes that the City’s Landscape and Buffer Ordinance will be complied with. The applicant notes that there will be a 50 foot wide undisturbed buffer area along the south property line. The applicant also notes that the remainder of the overall property will remain undisturbed and tree covered. This represents approximately 13.89 acres of tree-covered buffer space. The applicant provided responses and additional information to all issues raised during staff’s review of the application. To staff’s knowledge, there are no outstanding issues. The applicant is requesting no variances with the proposed PD-I. Staff is supportive of the proposed PD-I zoning to allow development of a concrete plant. Staff views the request as reasonable. The property is currently zoned “I-2” Light Industrial. There are other industrial zoned properties and uses in this general area. The ArDOT maintenance facilities are located immediately to the south and across Mabelvale Pike to the east. The proposed PD-I zoning and use will represent a continuation of the industrial-type uses and zoning in this area. The proposed development will contain several hundred feet of undisturbed tree- covered buffer space between it and the nearest residential subdivision to the southwest. Staff believes the proposed PD-I zoning will have no adverse impact on the surrounding properties. July 8, 2021 ITEM NO.: 4 (Cont.) FILE NO.: Z-6815-A 7 I. STAFF RECOMMENDATION: Staff recommends approval of the requested PD-I zoning, subject to compliance with the comments and conditions outlined in paragraphs D and F, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: (JULY 8, 2021) 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 8 ayes, 0 nays, 2 absent and 1 open position. July 8, 2021 ITEM NO.: 5 FILE NO.: Z-8576-A NAME: Avulani Enterprises – PCD LOCATION: 17,524 Kanis Road DEVELOPER: Avulani Enterprises 51 Sologne Circle Little Rock, AR 72223 OWNER/AUTHORIZED AGENT: Avulani Enterprises – Owner Terry Burruss – Agent SURVEYOR/ENGINEER: Terry Burruss, Architect 11912 Kanis Road, F-8 Little Rock, AR 72211 AREA: 4.023 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: N/A PLANNING DISTRICT: 19 CENSUS TRACT: 42.13 CURRENT ZONING: O-2 and C-3 VARIANCE/WAIVERS: 1. Variance to allow reduced driveway setback from property line. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone 4.023 acres from “O-2” Office and Institutional District and “C-3” General Commercial District to “PCD” Planned Commercial District to allow a three (3) phase mixed commercial development. July 8, 2021 ITEM NO.: 5 (Cont.) FILE NO.: Z-8576-A 2 B. EXISTING CONDITIONS: The majority of the property is undeveloped and partially tree covered. A single family residence is located within the south half of the property. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Kanis Rd is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Rd. including 5-foot sidewalks with planned development. The new back of curb should be placed 29.5 ft from striped centerline. A deferral of street improvements to phase 2 was requested. Staff recommends approval of the deferral of the street widening until Phase 2. The new driveway aprons should be placed from the Kanis Rd centerline for future. 3. If the property is annexed into the City of Little Rock, 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 an advanced grading variance requested to grade future phases with development on the first phase. 4. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). 5. 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 and/or property owner association. 6. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveways must not exceed 36 feet. Driveway spacing on arterial streets is 300 from other driveways and intersections and 150 ft from the side property lines. The west driveway should be placed on or near the west property line with an access easement provided and access shared in the future with property to the west. A variance is required for the west driveway location. Show driveway locations on the south side of Kanis Rd. July 8, 2021 ITEM NO.: 5 (Cont.) FILE NO.: Z-8576-A 3 7. If the property is annexed into the City of Little Rock, a special Grading Permit for Flood Hazard Areas will be required per Sec. 13-55 prior to construction. 8. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 9. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide drainage and access easement is required adjacent to the floodway boundary. The floodway should be rezoned Open Space. 10. A substantial area of the site lies within the regulated floodway and floodplain of Rock Creek. No future construction of any structures, improvements to the interior of the structures over 50% of the market value of the structure, parking areas, or placement of fill materials are allowed within the floodway. 11. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 12. Street lights are required by Section 31-403 of the LR code. Provide plans to Planning and Development. Street lights must be installed prior to platting/certificate of occupancy. 13. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. Driveway spacing in arterial streets is 300 from other driveways and intersections and 150 ft from the side property lines. The west driveway should be placed on the west property line with an access easement and shared in the future with property to the west. A variance is required for the west driveway locations. 14. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 15. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 16. With site development, provide design of street conforming to the Master Street Plan. Per Sec. 30-281(b), boundary street improvements include widening of the Rock Creek bridge. An in-lieu payment for one hundred percent of the bridge or box culvert construction on arterial streets for the initial 15 ft of span length which is measured perpendicular from the supporting walls. The City will be responsible for the additional cost of the bridge or box culvert in which the total structure length exceeds 15 linear ft as determined by the by City. 17. Due to the subject property discharging stormwater into Rock Creek just upstream of the City of Little Rock M, controls must be used on site to prevent July 8, 2021 ITEM NO.: 5 (Cont.) FILE NO.: Z-8576-A 4 the discharge of pet waste that violates the water quality standards for Rock Creek as established by ADEQ. Provide explanation of proposed stormwater water quality controls. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Outside service area boundary, No comment. 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 received. Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) the full width requirement but in no case less than nine (9) feet. 3. Screening requirements will need to be met for the vehicular use areas adjacent to street rights-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. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property, or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 5 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 July 8, 2021 ITEM NO.: 5 (Cont.) FILE NO.: Z-8576-A 5 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 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. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 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. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the Chenal Planning District. The Land Use Plan shows Office (O) for the requested area. The Office (O) category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The application is to change the property from O-2 (Office and Industrial District) to PCD (Planned Commercial Development) District to allow for the future development of a climate storage facility, dog daycare and office/retail building on the site. Surrounding the application area, the Land Use Plan shows Commercial (C) to the west, and east. Suburban Office (SO) is shown to the south, across Kanis Road. Office (O) use is shown to the north. The Commercial (C) category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The Commercial area to the west is undeveloped and wooded. To the east there is a partially developed site with an auto related use on the rear of the site. The Suburban Office (SO) category shall provide for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. This land is either undeveloped or has large-tract single-family houses currently. The Office (O) category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. This area, north of the site, is mostly undeveloped with three office buildings currently located within the area closer to St. Vincent Way. July 8, 2021 ITEM NO.: 5 (Cont.) FILE NO.: Z-8576-A 6 Master Street Plan: To the south is Kanis Road and it is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. H. ANALYSIS: The applicant proposes to rezone the 4.023 acre property located at 17,524 Kanis Road from “O-2” Office and Institutional District and “C-3” General Commercial District to “PCD” Planned Commercial District to allow a three (3) phase mixed commercial development. The property is located outside the Little Rock city limits but within the City’s Extraterritorial Zoning Jurisdiction. The owner plans to annex this property prior to construction on the site. The overall property ownership is comprised of 11.31 acres; Lots 6, 7, 8 and 9, Unit 1, Independence Farms Subdivision. A large floodway area runs through the north and east portions of the overall property. The applicant is proposing to rezone that portion of the property located south of the floodway area, within Lots 7, 8 and 9. Lot 6 and the portions of Lots 7, 8 and 9 located in the floodway will not be part of the proposed rezoning and development. Phase 1 of the proposed development includes construction of a 10,000 square foot building located within the east third of the property proposed for rezoning. The one-story building will have a height of approximately 27 feet. The proposed building will be located approximately 74 feet back from the front (south) property line. A 26 foot wide paved driveway from Kanis Road will serve as access to the project. Paved parking along the south and west sides of the building will be part of the Phase 1 development. A total of 27 parking spaces will be provided in Phase 1. The Phase 1 building will accommodate a “Doggy Daycare” use. The proposed dog daycare will allow a maximum of 120 dogs per day. The daycare will be open from 6:00 a.m. to 9:00 p.m., seven (7) days per week. The daycare will include overnight stay for a maximum of 60 dogs. Staff will be on site overnight. There will be a fenced area on the north side of the proposed dog daycare building. The fenced area will provide an outdoor play area for the dogs. Phase 2 will include a 21,000 square foot building located within the center of the property proposed for rezoning. The one-story building will have a height of approximately 26 feet – 8 inches. The proposed building will be located approximately 74 feet back from the south (front) property line. Phase 2 will include July 8, 2021 ITEM NO.: 5 (Cont.) FILE NO.: Z-8576-A 7 construction of a second 34 foot wide driveway near the southwest corner of the property proposed for rezoning. The drive will extend in front of the future Phase 3 and tie into the Phase 1 driveway. Additional parking will be constructed along the south and west sides of the Phase 2 building. A total of 22 additional parking spaces will be provided with Phase 2. The Phase 2 building will be occupied by a climate controlled storage facility. The storage facility will be totally enclosed, with loading/unloading area near the northwest corner of the structure. The climate controlled storage facility will operate from 8:00 a.m. to 6:00 p.m., Monday through Saturday. The driveway constructed in Phase 1 will extend to the north and west sides of the proposed building. Phase 3 of the project will include construction of a 21,670 square foot building located within the west third of the property to be rezoned. The one-story building will have a height of approximately 26 feet – 8 inches. The Phase 3 building will also be located approximately 74 feet back from the front (south) property line. Phase 3 will include paved parking on the east and south sides of the building. A total of 35 additional parking spaces will be provided with Phase 3. The use of the Phase 3 building will be a mixture of office and commercial space and additional climate controlled storage. The south 11,130 square feet of the Phase 3 building will be a mix of office and commercial uses. The applicant is requesting C-3 permitted uses for this portion of the structure. The rear 10,540 square feet will be climate controlled storage. Access to the climate controlled storage area will be through the building’s front entryway. Hours of operation for this building will be from 8:00 a.m. to 9:00 p.m., seven (7) days per week. The applicant is proposing to defer the required street improvements to Kanis Road until Phase 2 construction. When Phase 2 is developed, the street improvements for the entire project Phases 1 through 3 will be constructed. Staff supports the deferral request. The applicant is requesting one (1) variance with the proposed development. Section 31-210 of the City’s Subdivision Ordinance requires that driveways for this property be set back at least 150 feet from side property lines. The proposed west drive from Kanis Road is located approximately 40 feet from the west side property line (to centerline of driveway). The applicant is proposing two (2) driveways for this development which has slightly over 600 feet of street frontage. Staff supports the driveway spacing variance. The applicant will be required to submit a sight distance certification letter to staff for the driveways. There will be no advancing grading of the property. Site grading will occur with each phase of development. With Phase 1 will be required to submit written explanation of proposed stormwater controls to prevent pet waste from entering Rock Creek. July 8, 2021 ITEM NO.: 5 (Cont.) FILE NO.: Z-8576-A 8 The applicant is proposing a total of 84 parking spaces for the overall development. Staff feels that the proposed parking will be sufficient to serve the proposed uses. Two (2) dumpster areas are shown on the proposed site plan. The dumpster areas must be screened as per Section 36-523 (d) of the City’s Zoning Ordinance. The applicant notes that all landscape and buffer requirements will be complied with. The applicant is proposing one (1) ground-mounted sign with Phase 1 development and one (1) ground-mounted sign for Phases 2 and 3. All signage on the property must comply with Section 36-555 of the code (signs allowed in commercial zones). All site lighting will be low-level and directed away from adjacent properties. No portion of this proposed development will be located closer than 25 feet to the floodway boundary. The applicant provided responses and additional information to all issues raised during staff’s review of the application. To staff’s knowledge, there are no outstanding issues. Staff is supportive of the requested PCD zoning to allow a mixed use development at 17,524 Kanis Road. Staff views the request as reasonable. The majority of the properties located along the north side of Kanis Road from Chenal Parkway to just beyond Rahling Road are zoned commercial. The proposed uses and commercial zoning will be compatible with this general area near the intersection of Kanis Road and Chenal Parkway. The proposed PCD zoning will represent a continuation in the zoning pattern along the north side of Kanis Road. Staff believes the proposed PCD zoning will have no adverse impact on the general area. I. STAFF RECOMMENDATION: Staff recommends approval of the requested PCD zoning, subject to compliance with the comments and conditions outlined in paragraphs D and F, and the staff analysis, of the agenda staff report. Staff also requires that the property be annexed prior to any permits being issued for site development. PLANNING COMMISSION ACTION: (JULY 8, 2021) 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 July 8, 2021 ITEM NO.: 5 (Cont.) FILE NO.: Z-8576-A 9 the Consent Agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 8 ayes, 0 nays, 2 absent and 1 open position. July 8, 2021 ITEM NO.: 6 FILE NO.: Z-9407-A NAME: Village at the Gateway Phase 8 – PRD LOCATION: West end of Big Rock Avenue, south of Alexander Road DEVELOPER: VDZ, LLC 10 Gateway Village Blvd. Alexander, AR 72002 OWNER/AUTHORIZED AGENT: VDZ, LLC – Owner Pat McGetrick – Agent SURVEYOR/ENGINEER: McGetrick and McGetrick 10402 – 13 Stagecoach Road Little Rock, AR 72210 AREA: 42.7 acres NUMBER OF LOTS: 117 FT. NEW STREET: 9,346 LF WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 41.04 CURRENT ZONING: R-2 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone 42.7 acres from “R-2” Single Family District to “PRD” Planned Residential District to allow a 117 lot, 351 unit multifamily development. The 42.7 acres proposed for development is part of a 100 acre ownership. B. EXISTING CONDITIONS: The site is currently undeveloped and wooded. The property contains varying degrees of slope. July 8, 2021 ITEM NO.: 6 (Cont.) FILE NO.: Z-9407-A 2 C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Village Run Parkway shows with 2 different right-of-way widths. A 4 lane street section with a 20 ft median must be constructed within a 90 ft right-of- way. 2. Big Rock Avenue should be shown as private street due to the existing Big Rock Ave right-of-way to the east is required to be abandoned. Are gates proposed on Big Rock Ave. 3. As conditioned by Planning Commission with approval of Village at the Gateway PRD (Z-9407), all streets within the currently constructed Village at the Gateway Phases 1-7 must be abandoned by the CLR Board of Directors prior to approval of this proposed final plat. 4. On preliminary plat, show proposed sidewalks adjacent to residential and collector streets. 5. All driveways shall be concrete aprons per City Ordinance. 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. Private access is proposed for these lots. In accordance with section 31-207, private streets must be designed to the same standards as public streets. 8. Temporary turnarounds must be constructed at each dead end street for emergency and collection vehicle turnaround. 9. 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 the issuance of the grading permit for phase 9? Show area beyond this preliminary plat area that may be advance graded for borrow material. 10. 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 July 8, 2021 ITEM NO.: 6 (Cont.) FILE NO.: Z-9407-A 3 improvements and/or detention of stormwater runoff and its regulated discharge to the downstream storm drainage system. 11. Storm water detention ordinance applies to this property. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owners association. Access from the right-of- way must be provided to the proposed west detention pond for maintenance. 12. 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. 13. Storm water detention ordinance applies to this property. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owners association. Access from the right-of- way must be provided to the proposed west detention pond for maintenance. Will the proposed east detention pond in this phase replace the existing detention pond located on the west side of Pine Rock Court? If so, the new pond must be functioning prior to filling of the existing pond. 14. Street lights are required by Section 31-403 of the LR code. Provide plans for approval to Planning and Development. Street lights must be installed prior to platting/certificate of occupancy. 15. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. 16. The owner and/or manager of each multi-family residence of 100 or more dwelling units shall provide recycling and encourage participation by the tenants, renters, or owners of each unit. Contact at 371-4646 for more information. 17. All public drainage easements must be unobstructed and access provided to the public right-of-way by constructed infrastructure and/or documented on the final plat. 18. All public drainage easements must contain drainage infrastructure approved by the Planning and Development Department. 19. Provide a sketch grading and drainage plan. 20. Street names and street naming conventions must be approved by Public Works. Sandstone Cove was previously denied. Contact Glenn Haley at (501) 371-4537. 21. Show locations of raised concrete pedestrian tables for traffic calming on preliminary plat. The crossing should be located with sidewalks crossing from one side of the street to the other. July 8, 2021 ITEM NO.: 6 (Cont.) FILE NO.: Z-9407-A 4 E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer main extension required with easements if new sewer service is required for this project. Entergy: No comments received. CenterPoint Energy: No comments received. AT & T: No comments received. Central Arkansas Water: No comments received. 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. 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. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. 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 July 8, 2021 ITEM NO.: 6 (Cont.) FILE NO.: Z-9407-A 5 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. 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 July 8, 2021 ITEM NO.: 6 (Cont.) FILE NO.: Z-9407-A 6 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 Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. 2. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. 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. More restrictive R-2 properties are located adjacent to the west, and a portion of the north property lines. Existing mature trees and dense understory vegetation may be able to be applied to meeting the minimum code requirements if retained and protected during construction. 3. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. July 8, 2021 ITEM NO.: 6 (Cont.) FILE NO.: Z-9407-A 7 G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the Otter Creek Planning District. The Land Use Plan shows Residential Low Density (RL) for the requested area. Residential Low Density (RL) 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 the property from R-2 (Single-Family District) to PRD (Planned Residential Development) District to allow for the future development of attached residential units with a club house/pool area. There are 351 proposed units, for a density of 8.2 units/acre in this development. The Land Use Plan shows Residential Low Density (RL) to the northwest, west, south, and southeast. Residential Medium Density (RM) is shown to the east. The Plan proposes Mixed Office and Commercial (MOC) to the northeast of the application area. Residential Low Density (RL) 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 Residential Low Density areas to the north, south, and southwest are undeveloped and wooded. The area to the west is development with large tract single-family houses. The Residential Medium Density (RM) category accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi-family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. This area is developed with attached residential units (duplex, triplex or four-plex) as part of an earlier phase of this same development. The Mixed Office and Commercial (MOC) category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. This area is a mix of single-family houses, a concrete vault company and auto related retail. Master Street Plan: There are no roads shown in the immediate vicinity. Village Run Parkway is being built as a Collector for this development from Alexander Road to Vimy Ridge Road. Bicycle Plan: There are no bike routes shown in the immediate vicinity. July 8, 2021 ITEM NO.: 6 (Cont.) FILE NO.: Z-9407-A 8 H. ANALYSIS: The applicant proposes to rezone the 42.7 acre property located at the west end of Big Rock Avenue, south of Alexander Road from “R-2” Single Family District to “PRD” Planned Residential District. The property is part of a 100 acre ownership. The applicant proposes to subdivide the property into 117 lots and construct a triplex structure on each lot, for 351 total units. All of the units will be rental. Big Rock Avenue, located to the west, will be extended into this proposed development. However, this entrance into the site will be gated and only used for emergency access. There will be 9,346 linear feet of new streets throughout the development. Village Run Parkway will be the main north/south street through this development, running from Alexander Road, through an approved PCD (to the east), to Vimy Road. The project will be developed in one (1) Phase. The proposed residential units will be one (1) and two (2) bedroom units, ranging from approximately 650 square feet to 1,300 square feet. The structures will be constructed using a mixture of rock, wood and siding materials. The applicant notes that the structures will have maximum height of 25 feet. The ordinance typically allows a maximum building height of 35 feet in single family zones. The proposed structures will have minimum front setbacks of 15 feet and minimum side setbacks of five (5) feet. The minimum rear building setbacks will also be 15 feet. The proposed plan shows that none of the lots will have direct access from the new streets. All access will be at the rear of the lots via alleys which will run through the blocks. Parking will be provided on each lot. Section 36-502 of the City’s Zoning Ordinance requires a minimum of four (4) parking spaces for each triplex structure. The proposed development has several open space tracts. The applicant notes that the tracts will be for recreational and stormwater detention use. There will be a model home/construction office on Tract B along the east boundary of the overall development. Tract E, along the west perimeter, will contain a clubhouse and pool facility. The proposed clubhouse will be approximately 4,000 square feet in size and two (2) stories in height (height not to exceed 30 feet). The clubhouse and pool facilities will be for the tenants in the Villages at the Gateway, Phases 8 and 9. There will also be a mail kiosk with associated parking located on Tract B. The mailbox kiosk location must be constructed in conformance with USPS and City of Little Rock design standards and be ADA accessible. The applicant notes that garbage will be collected by a private contractor. July 8, 2021 ITEM NO.: 6 (Cont.) FILE NO.: Z-9407-A 9 All site lighting will be low-level and directed away from adjacent properties. The applicant notes that the City’s Landscape and Buffer ordinances will be complied with. There will be a six (6) foot high wood fence located along the west property line. The applicant notes that there are no interior fences proposed at this time. If the applicant proposes to construct interior fences in the future, the fence heights must conform with Section 36-516 (e) (1) of the City’s Zoning Ordinance. The applicant also notes that there is no signage planned for the development at this time. If the applicant decides to construct any signage, the signage must conform to the requirements of Section 36-552, signs allowed in multifamily zoning. The applicant provided responses and additional information to all issues raised during staff’s review of the application. To staff’s knowledge there are no outstanding issues. The applicant is requesting no variances with the proposed PD-R rezoning. Staff is supportive of the requested PRD zoning to allow the 351 unit residential development. Staff views the request as reasonable. The property is located in an area of mixed uses and zoning. Existing similar type multifamily developments are located east of the subject property. The proposed development should prove to be compatible with the surrounding uses and zoning. Staff believes the proposed PRD zoning will have no adverse impact on the general area. I. STAFF RECOMMENDATION: Staff recommends approval of the requested PRD zoning, subject to compliance with the comments and conditions outlined in paragraphs D, E and F, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: (JULY 8, 2021) 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 8 ayes, 0 nays, 2 absent and 1 open position. July 8, 2021 ITEM NO.: 7 FILE NO.: Z-9407-B NAME: Village at the Gateway Phase 9 – PRD LOCATION: South side of Alexander Road, immediately east of 13103 Alexander Road DEVELOPER: Resortments, LLC 10 Gateway Village Blvd. Alexander, AR 72002 OWNER/AUTHORIZED AGENT: Russ Huckaby – Owner Pat McGetrick – Agent SURVEYOR/ENGINEER: McGetrick and McGetrick 10402 – 8 Stagecoach Road Little Rock, AR 72210 AREA: 15 acres NUMBER OF LOTS: 14 FT. NEW STREET: 1,825 LF WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 41.04 CURRENT ZONING: R-2 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone 15 acres from “R-2” Single Family District to “PRD” Planned Residential District to allow a 14 lot, 84 unit multifamily development. B. EXISTING CONDITIONS: The property is currently undeveloped and wooded. The property contains varying degrees of slope. July 8, 2021 ITEM NO.: 7 (Cont.) FILE NO.: Z-9407-B 2 C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Alexander Rd is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. A 20 feet radial dedication of right-of-way is required at the intersection of Village Run Parkway and Alexander Rd. 3. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Alexander Road including 5-foot sidewalks with planned development. The new back of curb should be placed 29.5 ft from the striped centerline. 4. Show the proposed location of sidewalks adjacent to streets. 5. Show the proposed driveways accessing the lots with parking spaces. 6. With proposed gated entrances, the right-of-ways cannot be public on Gateway Loop and Village Loop. Private access is proposed for these lots. In accordance with section 31-207, private streets must be designed to the same standards as public streets within tract land or easements. Show on the call box, turn around for SU-30 vehicles, and provide at least 30 ft of stack length from the intersecting right-of-way. 7. The Alexander Road tapers for the lane shifts for the proposed WB left turn lane must be constructed per AASHTO standards and may extend beyond the side property line. 8. Street names and street naming conventions must be approved by Public Works. Village Loop cannot be used. Village Terrace and Village Drive are in use today within 1 mile of this development. Contact Glenn Haley at (501) 371-4537. 9. 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 including this phase with the issuance of a grading 10. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). 11. Storm water detention ordinance applies to this property. July 8, 2021 ITEM NO.: 7 (Cont.) FILE NO.: Z-9407-B 3 12. 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. 13. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 14. 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. 15. 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 Planning and Development for more information. 16. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Planning and Development for more information. 17. 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. 18. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. 19. 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. 20. The owner and/or manager of each multi-family residence of 100 or more dwelling units shall provide recycling and encourage participation by the tenants, renters, or owners of each unit. Contact 371-4646 for more information. 21. 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. 22. All public drainage easements must contain drainage infrastructure approved by the City of Little Rock Planning and Development Department. 23. Show proposed location(s) of USPS cluster box units in conformance with USPS and City of Little Rock policy design standards. July 8, 2021 ITEM NO.: 7 (Cont.) FILE NO.: Z-9407-B 4 E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer main extension required with easements if new sewer service is required for this project. Entergy: No comments received. CenterPoint Energy: No comments received. AT & T: No comments received. Central Arkansas Water: No comments received. 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. 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. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. 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 July 8, 2021 ITEM NO.: 7 (Cont.) FILE NO.: Z-9407-B 5 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. 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 July 8, 2021 ITEM NO.: 7 (Cont.) FILE NO.: Z-9407-B 6 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 Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. 2. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. 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. More restrictive R-2 properties are located adjacent to the west, property line. Existing mature trees and dense understory vegetation may be able to be applied to meeting the minimum code requirements if retained and protected during construction. 3. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. July 8, 2021 ITEM NO.: 7 (Cont.) FILE NO.: Z-9407-B 7 G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the Otter Creek District. The Land Use Plan shows Residential Low Density (RL) and Mixed Office and Commercial (MOC) for the requested area. Residential Low Density (RL) 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 Mixed Office and Commercial (MOC) category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. The application is to change the property from R-2 (Single Family District) to PRD (Planned Residential Development) District to allow for the future development of attached residential units. There are 78 proposed units for a density of 5.2 units/acre for this development.). Surrounding the application area, the Land Use Plan shows Residential Low Density (RL) to the west, south, and north (across Alexander Road). The Residential Medium Density (RM) is shown on the Plan to the southeast of the site. Mixed Office and Commercial (MOC) is shown on the Plan for the area to the east. Residential Low Density (RL) category provides for single family homes at densities not to exceed 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 Residential Low Density area to the south is undeveloped and wooded. The RL areas to the north and west are large lots with single family houses. The Residential Medium Density (RM) category accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi-family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. This area is developed with attached residential units (duplex, triplex or four-plex) as part of an earlier phase of this same development. The Mixed Office and Commercial (MOC) category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. This area is a mix of single-family houses, a concrete vault company and auto related retail. Master Street Plan: To north is Alexander Road and it is shown as a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within July 8, 2021 ITEM NO.: 7 (Cont.) FILE NO.: Z-9407-B 8 the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Alexander Road since it is a Minor Arterial. 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 II Bike Route shown on Alexander Road. A Bike Lane provides a portion of the pavement for the sole use of bicycles. H. ANALYSIS: The applicant proposes to rezone the 15 acre property located on the south side of Alexander Road, immediately east of 13103 Alexander Road from “R-2” Single Family District to “PRD” Planned Residential District. The applicant proposes to subdivide the property into 14 lots and construct two (2) triplex structures on each lot, for 84 total units. All of the units will be rental. There will be 1,825 linear feet of new streets for this development. Village Run Parkway will be the main north/south street through this development, running from Alexander Road and continuing through the proposed PRD and approved PCD to the south and southeast, to Vimy Ridge Road. The project will be developed in one (1) phase. The proposed development will contain two (2) loop streets running east and west from Village Run Parkway. There will be eight (8) lots accessed from the loop street to the east and six (6) lots to the west. The two (2) loop streets will be gated. The gates will not be control gates, as they will open automatically as cars drive up. There will be a stacking distance of at least 30 feet outside the gates. The proposed residential units will be one (1) and two (2) bedroom units, ranging from approximately 650 square feet to 1,300 square feet. The structures will be constructed using a mixture of rock, wood and siding materials. The applicant notes that the structures will have maximum heights of 25 feet. The ordinance typically allows a maximum building height of 35 feet in single family zones. The proposed structures will have minimum front setbacks of 15 feet and minimum side setbacks of five (5) feet. The lots which back up to Alexander Road will have minimum rear setbacks of 25 feet. The other lots will have 15 foot minimum rear setbacks. The applicant notes that there will be one (1) driveway per lot. Each driveway will run between the two (2) triplex units on the lot, with parking in the rear yard areas. Section 36-502 of the City’s Zoning Ordinance requires a minimum of four (4) parking spaces for each triplex structure. July 8, 2021 ITEM NO.: 7 (Cont.) FILE NO.: Z-9407-B 9 The proposed plan shows a mail kiosk and associated parking along the east side of Village Run Parkway. The U.S. Post Office will need to approve the location and design. The applicant notes that the tenants within this proposed Phase 9 will be able to use the clubhouse and pool amenities proposed in the Phase 8 development (separate item on this agenda). The applicant notes that garbage will be collected by a private contractor. All site lighting will be low-level and directed away from adjacent properties. The applicant notes that the City’s Landscape and Buffer ordinances will be complied with. There will be a six (6) foot high wood fence located along the west property line. The applicant notes that there are no interior fences proposed at this time. If the applicant proposes to construct interior fences in the future, the fence heights must conform with Section 36-516 (e) (1) of the City’s Zoning Ordinance. The applicant also notes that there is no signage planned for the development at this time. If the applicant decides to construct any signage, the signage must conform to the requirements of Section 36-552, signs allowed in multifamily zoning. The applicant provided responses and additional information to all issues raised during staff’s review of the application. To staff’s knowledge there are no outstanding issues. The applicant is requesting no variances with the proposed PD-R rezoning. Staff is supportive of the requested PRD zoning to allow the 84 unit residential development. Staff views the request as reasonable. The property is located in an area of mixed uses and zoning. Existing similar type multifamily developments are located southeast of the subject property. The proposed development should prove to be compatible with the surrounding uses and zoning. Staff believes the proposed PRD zoning will have no adverse impact on the general area. I. STAFF RECOMMENDATION: Staff recommends approval of the requested PRD zoning, subject to compliance with the comments and conditions outlined in paragraphs D, E and F, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: (JULY 8, 2021) 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 July 8, 2021 ITEM NO.: 7 (Cont.) FILE NO.: Z-9407-B 10 the Consent Agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 8 ayes, 0 nays, 2 absent and 1 open position. July 8, 2021 ITEM NO.: 8 FILE NO.: Z-9480-A NAME: Integrated Psych Solutions – Revised POD LOCATION: 218 N. McKinley Street DEVELOPER: Jennifer Anderson c/o Roger Architecture 300 S. spring Street, Suite 720 Little Rock, AR 72201 OWNER/AUTHORIZED AGENT: Jennifer Anderson – Owner Jeremiah Russell – Agent SURVEYOR/ENGINEER: Cunningham Surveying, LLC 2105 Lorance Drive Little Rock, AR 72206 AREA: 0.30 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 3 CENSUS TRACT: 21.04 CURRENT ZONING: POD VARIANCE/WAIVERS: None requested. BACKGROUND: On February 4, 2020 the Board of Directors passed Ordinance No. 21, 834, rezoning this property from R-2 to POD. The rezoning was approved to use the existing building as a professional therapist’s office and counseling office. The existing structure is 1,383 square feet in area and one (1) story in height. The approved POD zoning included the following: • Phase I – construction of new parking and driveway in the front yard area and remodel of existing structure to accommodate the office use. July 8, 2021 ITEM NO.: 8 (Cont.) FILE NO.: Z-9480-A 2 • Phase II – construction of a 24 foot by 33 foot addition to the rear of the structure. • Sidewalk construction along N. McKinley was deferred until Phase II construction. Building height for the Phase II addition was not discussed with the POD approval. The property owner recently remodeling the existing building and construction of the Phase II addition. Construction of the Phase II building addition was increased from the 24 foot by 33 foot approved footprint to a 24 foot by 54 foot area. The building addition also has a height of two (2) stories. The applicant was informed by staff that the larger building addition would need to go back to the Planning Commission for approval of a Revised POD, prior to the applicant beginning construction. A stop-work order was issued to the property owner to cease construction of the building addition. The applicant was allowed to proceed with the remodeling of the existing structure and construction of the parking lot and driveway. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to revise the previously approved POD for this property to construct a larger two-story building addition to the existing structure. B. EXISTING CONDITIONS: The existing structure on the site is in the process of being remodeled. A two-story addition to the rear of the existing structure was recently started. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. All driveways shall be concrete aprons per City Ordinance. 2. Due to the proposed use of the property, the Master Street Plan specifies that McKinley Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 3. Sidewalks with appropriate handicap ramps are required to be constructed adjacent McKinley St. in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. July 8, 2021 ITEM NO.: 8 (Cont.) FILE NO.: Z-9480-A 3 4. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway should not exceed 24 feet. Driveway spacing on commercial streets is 250 ft between driveways and 125 ft from the side property line. A driveway variance must be requested for the 2nd driveway. The current driveway is about 150 ft from the existing driveway to the south. 5. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer Available to this Site. Entergy: No comments received. CenterPoint Energy: No comments received. AT & T: No comments received. Central Arkansas Water: No comments received. 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. 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. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. 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 July 8, 2021 ITEM NO.: 8 (Cont.) FILE NO.: Z-9480-A 4 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. 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 Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. 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. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. July 8, 2021 ITEM NO.: 8 (Cont.) FILE NO.: Z-9480-A 5 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) the full width requirement but in no case less than nine (9) feet. The average depth of the lot is approximately 150 linear feet. 3. Screening requirements will need to be met for the vehicular use areas adjacent to street rights-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. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property. This strip shall be at least nine (9) feet wide. Provide trees with an average linear spacing of not less than thirty (30) feet within the perimeter planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter planting strip. 5. 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. 6. An irrigation system shall be required for developments of one (1) acre or larger. For developments of less than one (1) acre a there shall be a water source within seventy-five (75) feet of all plant material if an automatic irrigation system is not provided. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the West Little Rock Planning District. The Land Use Plan shows Suburban Office (SO) for the requested area. The Suburban Office (SO) category shall provide for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. The application is a revision to an existing POD (Planned Commercial Development) District to allow a larger expansion area for the office use. Surrounding the application area, the Land Use Plan shows Residential Low Density (RL) to the west and north. Suburban Office (SO) use is to the south of the site. Commercial (C) is on the Plan to the east. To the northeast the Plan July 8, 2021 ITEM NO.: 8 (Cont.) FILE NO.: Z-9480-A 6 shows Mixed Use (MX). Residential Low Density (RL) 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 area is an existing developed single- family platted neighborhood. The Suburban Office (SO) category shall provide for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. There are two professional office uses on this land. The Commercial (C) category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. This area is the Park Plaza Mall. The Mixed Use (MX) 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. There are an office tower, apartment towner, rehab facility and office/retail building within the MX area. Master Street Plan: To the east is McKinley Street, it is 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”. 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 McKinley Street. Bike Routes require no additional right-of-way, but either a sign or pavement marking to identify and direct the route. H. ANALYSIS: The applicant proposes to revise the previously approved POD zoning for this property in order to construct a larger two-story addition to the rear of the existing building. The building addition previously approved was a 24 foot by 33 foot addition. The previously approved addition had a rear setback of 10 feet, and side setbacks of over 15 feet. The height of the building addition was not discussed with the POD approved. However, the underlying R-2 zoning allows a maximum building height of 35 feet. The applicant is now proposing an addition to the rear of the building with an area of 24 feet by 54 feet. The proposed building addition will maintain the 10 foot rear setback as was previously approved. The proposed building addition will be set back 7 feet – 4 inches from the south side property line and 24 feet – 8 inches from the north side property line. July 8, 2021 ITEM NO.: 8 (Cont.) FILE NO.: Z-9480-A 7 The applicant is proposing that the revised addition be two (2) stories in height. The proposed addition will be approximately 22 feet in height, as measured from the finished floor to mid point of the roof slope. The overall height of the addition, from finished floor to roof peak, will be 25 feet – 5 inches. The larger building footprint for the proposed addition is the only change proposed to the previously approved POD zoning for this property. All other aspects and conditions of the previous approval shall remain in full effect. Staff is supportive of the requested revised POD to allow a larger two-story building addition. Staff views the request as reasonable. As noted previously, the underlying R-2 zoning allows a building height of 35 feet, as reasonable for the finished floor to the mid point of the roof slope. Although the building addition will be located 10 feet from the rear (west) property line, staff feels that planting mid- level evergreen trees between the building addition and the rear property line will aid in buffering the building from the adjacent residences to the west. The underlying R-2 zoning requires a minimum rear setback of 25 feet. Staff will also require that there be no exterior lighting on the building addition. Staff believes the revised POD to allow a larger building addition will have no adverse impact on the surrounding properties. I. STAFF RECOMMENDATION: Staff recommends approval of the requested Revised POD zoning, subject to compliance with the comments and conditions outlined in paragraphs D, E and F, and the staff analysis, of the agenda staff report. Staff also recommends that mid-level evergreen trees be planted between the building addition and the rear property line and that the building addition have no exterior lighting. The number and type of evergreen trees will need to be shown on the landscape plan for the development and approved by City staff. PLANNING COMMISSION ACTION: (JULY 8, 2021) The applicant was not present. There was one (1) objector present. Staff informed the Commission that the application needed to be deferred based on the fact that the applicant was not present. There was a motion to defer the application to the August 12, 2021 Planning Commission agenda. The motion passed by a vote of 8 ayes, 0 nays, 2 absent and 1 open position. The application was deferred. July 08, 2021 ITEM NO.: 9 FILE NO.: LU2021-14-01 Name: Land Use Plan Amendment – Geyer Springs East Planning District Location: Approximately 0.25-miles north of Baseline Road on the East Side of Scott Hamilton Drive Request: Residential Medium (RM) to Commercial (C) Source: Jorge Vasquez, 6900 Baseline Road PROPOSAL / REQUEST: Applicant requests a Land Use Plan amendment from Residential Medium (RM) to Commercial (C) on an approximate 0.7-acre unplatted parcel located on the east side of Scott Hamilton Drive approximately 0.25 miles north of Baseline Road in the Geyer Springs East Planning District. The existing Residential Medium land use designation accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi-family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The proposed Commercial land use designation allows for a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. This land use amendment application is accompanied by a zoning map amendment request. It is applicant’s intent to rezone the site to an Open Display Commercial District (C-4) zoning designation (File No. Z-9592). EXISTING LAND USE AND ZONING: The subject site, zoned Residential (R-2), was previously developed with a single- family home and detached garage/shed. The single-family home was demolished sometime after 1998, but the shed in the read yard remains. Much of the area within this portion of the East Geyer Springs Planning District was developed prior to annexation into the City of Little Rock. July 08, 2021 ITEM NO.: 9 (Cont.) FILE NO.: LU2021-14-01 2 Immediately to the north of the site along Scott Hamilton Drive is a 2.5-acre parcel, undeveloped, zoned R-2. Immediately north of this vacant tract is a liquor store, zoned General Commercial District (C-3). Beyond the liquor store is a bar operating in a commercial structure on land zoned R-2 (the bar has been a commercial operation prior to 1998, the bar is a legal non-conforming use). On the two R-2 zoned parcels south of the site are three detached single-family homes. The parcel immediately to the east of the subject site is a R-2 zoned parcel where a detached single-family home was developed. This parcel does not have street frontage - but instead is accessed by a 20-foot ingress/egress easement that runs along with southern part of the subject site (see Figure 2, below). West of the site, across Scott Hamilton Drive, is a mobile home park situated on R-2 zoned lands; south of the mobile home park is a large parcel where a car lot is in operation on R-2 zoned lands (both land uses are legal non-conforming). Figure 1. Zoning Figure 2. Ingress/Egress Easement July 08, 2021 ITEM NO.: 9 (Cont.) FILE NO.: LU2021-14-01 3 FUTURE LAND USE PLAN AND RECENT AMENDMENTS: Much of the development in the area occurred before annexation into the City of Little Rock, when it was not subject to zoning controls. This resulted in a haphazard placement of commercial uses encroaching into single-family residential neighborhoods. One of the prime purposes of the Land Use Plan is to protect and stabilize existing neighborhoods. The southern half of the district lies outside city limits and still does not have zoning controls. North of the site is an unplatted parcel with an Office (O) land use designation, the Office (O) designation was intended to provide the adjacent Residential uses with a buffer from the Commercial node immediately to the north where there is a liquor store and a bar (Long Branch Original Biker Bar). East of the site are lands designated Residential Low (RL), these lands are developed with detached single-family homes, some within platted subdivisions, others on more rural lots (unplatted and larger). West of the site, across Scott Hamilton Drive, the majority of lands are designated Residential Medium (RM); this area is made up of detached single-family homes and manufactured homes. South of the site is land designated Residential Medium. There are three detached single-family homes on two parcels on this land. Most commercial uses within the existing Commercial Future Land Use designation area along Scott Hamilton Drive, north of the site, were developed when these lands were outside the jurisdiction of the City of Little Rock. Thus, City zoning controls were not applicable at the time. The package/liquor store, between an existing bar and an industrial equipment supplier, is the only use/parcel within this Commercial area that obtained a zoning change from the City of Little Rock Numerous curb cuts and uneven setbacks cause visual problems and create traffic hazards within commercial areas of Geyer Springs East. The Future Land Use Plan tried to address these problems by limiting the amount of commercial land use. The Plan attempts to discourage further strip commercial development along Figure 3. Zoning July 08, 2021 ITEM NO.: 9 (Cont.) FILE NO.: LU2021-14-01 4 major roads by showing Commercial at the major intersections and in areas of concentrated commercial use along the arterials. Along most of Baseline Road in areas of little to no existing commercialization the Plan shows Office (O) as the future development pattern. A land use amendment case has not been heard in the East Geyer Springs Planning District since 2007, when a site east of Utility Lane and Baseline Road (adjacent to the Cardboard Baler/Trash Compactor repair operation) was denied a change from MOC to C; this site remains undeveloped. MASTER STREET PLAN: The subject site has frontage along Scott Hamilton Drive, the lot immediately to the east of the site uses a second curb cut in the southern part of the lot for its access. Scott Hamilton Drive is shown as a Minor Arterial. Minor Arterials provide the connections to and through an urban area. Their primary function is to provide short distance travel within the urbanized area. Generally, these roads are spaced at one mile intervals and have a right-of-way of 90 feet. Since a Minor Arterial is a high-volume road, a minimum of 4 travel lanes is required. Future development at this site may require dedication of right-of-way and may require street improvements for entrances and exits to the site. BICYCLE PLAN: There is an existing Class III Bike Route shown along Scott Hamilton Drive. The Master Bike Plan designated Scott Hamilton Drive, a 4-lane minor arterial with a posted speed limit of 40 mph, for a future Class II Bike Lane. Future development at this site may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Figure 4. Zoning July 08, 2021 ITEM NO.: 9 (Cont.) FILE NO.: LU2021-14-01 5 PARKS: There are no city recognized parks in the immediate vicinity. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. ANALYSIS: The subject site is located in an area of the City that was largely developed prior to being annexed into the City of Little Rock. Many of the commercial areas within the Geyer Springs East Planning District are composed of numerous curb cuts and uneven setbacks cause visual problems and create traffic hazards. The Land Use Map attempts to discourage further strip commercial development along major roads by showing Commercial at the major intersections and in areas of concentrated commercial use along the arterials. Along most of Baseline Road in areas of little to no existing commercialization the Plan shows Office (O) as the future development pattern. To the east (rear) of the lot, there is a land locked residential parcel. This residential parcel has a twenty (20) foot ingress/egress easement across the subject site. If a zoning change and a commercial development at this site were to occur, the twenty (20) foot ingress/egress easement would have to be maintained. One of the prime purposes of the Land Use Plan is to protect and stabilize existing neighborhoods. The change of land use, and a subsequent zoning change at this site to a Commercial zoning designation would directly impact the adjacent lot and neighborhood at large, increasing the encroachment of Commercial uses. Many of the Commercial uses near the site are legal non-conforming. Their use was grandfathered when they came into the City. Non-conforming uses are not allowed to expand without obtaining a zoning change that would bring their use into compliance. A change in land use at the site to a Commercial land use appears to conflict with the City’s long-term goals. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Upper Baseline Windamere. Staff has received no comments from area residents or from Neighborhood Associations. July 08, 2021 ITEM NO.: 9 (Cont.) FILE NO.: LU2021-14-01 6 STAFF RECOMMENDATIONS: Staff recommends a denial of the applicant’s request to amend the land use designation at the subject site from Residential Medium (RM) to Commercial (C) at the subject site. PLANNING COMMISSION ACTION: (JULY 8, 2021) Walter Malone, Planning Staff reviewed the application for a Land Use Plan Amendment. The area was mostly developed prior to annexation and there are several non-conforming businesses in the general vicinity. Both Baseline Road and Scott Hamilton Drive have been widened from two-lane roads to four and five lane Arterials since annexation. This has brought the roads closer to the previously existing structures. There is commercial development and zoning at the Scott Hamilton-Baseline intersection to the south. Within this commercial are there are vacant commercial structures as well as vacant commercial land. In this location on Scott Hamilton there is no intersection to build a commercial node around and a change could lead to the commercial strip development of the road. For these reasons staff cannot support the request. Mr. Malone turned the meeting over to Monte Moore for the zoning item (see Z-9592 for complete minutes). Ms. Judy McDaniel, indicated she was here to help translate for Mr. Vasquez (the applicant) who does not speak English well. She gave some history of Mr. Vasquez and the church he pastors in southwest Little Rock. She indicated that Mr. Vasquez had cleaned up the site since he acquired it and provided pictures. She indicated the things he has done have been of high quality. Mr. Jorge Vasquez, address the commission. He talked about the thirteen years he has been working in the area and his path to citizenship. Mr. Vasquez discussed the mission of the church and that the church was losing some of its funding. The intend of the park lot is to support the church. The was discussion about changing the lives of families. Mr. Jorge Vasquez Jr. translated the rest of Mr. Vasquez presentation. More detail about the Church and its activities was presented as well as Mr. Vasquez’s activities. Commissioner Todd asked about the location of the church being different than this application. It was confirmed there are different locations. Commissioner Vogel indicated that the area would not development residentially and the Plan should be changed. Commissioner Berry talked about the need to review the Land Use Plan in the area. There was discussion about the need for redevelopment in the area. Jamie Collins Director of Planning and Development responded to Commissioner Rahman’s question about process. A motion was made to approve the requested application minus Staff’s recommendation of denial. By a vote of 7 for 1 against, 2 absent and 1 open position the amendment was approved. July 08, 2021 ITEM NO.: 9 (Cont.) FILE NO.: LU2021-14-01 7 At the end of the hearing Commissioner Berry moved to ask Staff to review the Land Use Plan along Scott Hamilton Drive from Baseline Road to Interstate 30. By a unanimous voice vote the motion was approved. July 8, 2021 ITEM NO.: 9.1 FILE NO.: Z-9592 NAME: Rezoning from R-2 to C-4 LOCATION: 8519 Scott Hamilton Drive DEVELOPER: Jorge and Daisy Vasquez 1512 N. Highway 229 Benton, AR 72015 OWNER/AUTHORIZED AGENT: Jorge and Daisy Vasquez – Owners Judy Long – Applicant SURVEYOR/ENGINEER: Edward Lofton 15415 Oakcrest Little Rock, AR 72206 AREA: 0.664 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 2 PLANNING DISTRICT: 14 CENSUS TRACT: 41.07 CURRENT ZONING: R-3 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone the 0.664 acre property from “R-3” Single Family District to “C-4” Open Display District. The rezoning is proposed to allow a used auto dealership. B. EXISTING CONDITIONS: The property is currently undeveloped and mostly grass covered. A small storage building is located along the north side property line. July 8, 2021 ITEM NO.: 9.1 (Cont.) FILE NO.: Z-9592 2 C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Scott Hamilton Drive is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer Available to this Site. Entergy: No comments received. CenterPoint Energy: No comments received. AT & T: No comments received. Central Arkansas Water: No comments received. 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. 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. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. 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 July 8, 2021 ITEM NO.: 9.1 (Cont.) FILE NO.: Z-9592 3 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. 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 Fire Marshal Derek N Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. July 8, 2021 ITEM NO.: 9.1 (Cont.) FILE NO.: Z-9592 4 Planning Division: The request is in the Geyer Springs East Planning District. The Land Use Plan shows Residential Medium Density (RM) for the requested area. The Residential Medium Density (RM) category accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi-family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The application is to change R-2 (Single Family District) to C-4 (Open Display Commercial District) to allow the future development of commercial use on this property. There is an accompanying application to amend the Land Use Plan to Commercial (C). The Commercial (C) category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The Land Use Plan shows Residential Low Density (RL) is to the east of the site. Residential Medium Density (RM) is shown on the Plan to the south and west (across Scott Hamilton Drive). Office (O) use is shown to the north with Commercial (C) use beyond that. The Residential Low Density (RL) 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. This area is large tract single family with a single-family subdivision beyond that. Residential Medium Density (RM) category accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi-family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The area to the south is large tract single-family houses. The area east of Scott Hamilton Drive is undeveloped and north of that a mobile home park. Beyond this to the west are single family houses. The Office (O) category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. This land north of the site is undeveloped and partially wooded. The Commercial (C) category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. This area north of the Office is developed with a liquor store, bar, single-family home and Midsouth Filter. Master Street Plan: To the west is Scott Hamilton Drive and it is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Scott Hamilton Drive since it is a Minor Arterial. July 8, 2021 ITEM NO.: 9.1 (Cont.) FILE NO.: Z-9592 5 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 Scott Hamilton Drive. Bike Routes require no additional right-of-way, but either a sign or pavement marking to identify and direct the route. H. ANALYSIS: Jorge and Daisy Vasquez, owners of the 0.664 acre property located at 8519 Scott Hamilton Drive, are requesting that the property be rezoned from “R-3” Single Family District to “C-4” Open Display District. The rezoning is proposed to allow development of a used auto dealership. The property is currently undeveloped. All of the surrounding properties are zoned “R-3” Single Family District. Single Family residences are located south and east of the subject property. Undeveloped R-3 zoned property is located immediately to the north, with a liquor store and bar located just further north. A nonconforming mobile home park is located across Scott Hamilton Drive to the west. A nonconforming auto sales lot is located to the southwest. The City’s Future Land Use Plan designates this property as “RM” Residential Medium Density. A land use plan amendment from “RM” Residential Medium Density to “C” Commercial is a separate item on this agenda. Staff is not supportive of the requested C-4 zoning. Staff does not view the request as reasonable. As noted previously, all of the surrounding/abutting properties are zoned R-3, several of which contain residential use. The liquor store to the north is the only commercial zoned property between this property and the commercial zoned properties along I-30 further north. Staff does not believe that C-4 zoning at this location will be compatible with surrounding zoning and uses. I. STAFF RECOMMENDATION: Staff recommends denial of the requested C-4 rezoning. PLANNING COMMISSION ACTION: (JULY 8, 2021) Judy Long and Jorge Vasquez were present, representing the application. There were no objectors present. Staff presented the application with a recommendation of denial. Judy Long addressed the Commission in support of the application. She explained Mr. Vasquez’s involvement in the community and area church community. She explained that he owned other properties in the area and that he kept them neat and clean. She July 8, 2021 ITEM NO.: 9.1 (Cont.) FILE NO.: Z-9592 6 presented photos of the properties to the Commission. She noted that Mr. Vasquez would maintain the subject property in the same manner. Jorge Vasquez addressed the Commission in support of the application. Jorge Vasquez, Jr. interpreted for Mr. Vasquez. He explained his involvement in the community over the past 13 years. There was a general discussion regarding the properties along Scott Hamilton Drive between I-30 and Baseline Road. It was noted that a general review of the City’s Future Land Plan would be appropriate for this area. The appropriateness of the proposed rezoning was also discussed. There was a motion to approve the requested C-4 rezoning. The motion passed by a vote of 8 ayes, 0 nays, 2 absent and 1 open position. The application was approved. July 8, 2021 ITEM NO.: 10 FILE NO.: Z-9593 NAME: Brodie Creek Lot 127 – Revised PRD LOCATION: 44 Deerberry Forest Circle DEVELOPER: Elizabeth and Matthew Wahl 44 Deerberry Forest Circle Little Rock, AR 72211 OWNER/AUTHORIZED AGENT: Elizabeth and Matthew Wahl – Owners/Applicants SURVEYOR/ENGINEER: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: Approx. 0.19 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 6 PLANNING DISTRICT: 18 CENSUS TRACT: 42.07 CURRENT ZONING: PRD VARIANCE/WAIVERS: None requested. BACKGROUND: On June 20, 1995 the Board of Directors passed Ordinance No. 16,908 which established the Brodie Creek Long-Form PRD allowing a multiple lot single family development. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to revise the previously approved PRD zoning for Lot 127, Brodie Creek Subdivision to allow for the construction of swimming pool and cabana structures within the street side yard area. July 8, 2021 ITEM NO.: 10 (Cont.) FILE NO.: Z-9593 2 B. EXISTING CONDITIONS: A two-story frame single family structure is located on the site. The structure backs up to an alley located along the east property line. The south street side yard is fenced with a six (6) foot high wood fence. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50 ft back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of Deerberry Forest with Brodie Creek Trail and at the intersection of the private alley and Brodie Creek Trail. Brodie Creek Trail is a collector street with 3200 vpd. The building setback lines were platted in the subdivision to prevent sight triangle obstructions. The existing fence is within the 50 ft sight triangle and obstructs views. No further encroachments are recommended by moving the fence closer to the sidewalk and alley that obstruct driver's views of other vehicles and pedestrians on the sidewalk. 2. The private improvements are proposed within a 10 ft drainage and utility easement. No stormwater infrastructure is within the easement. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer Available to this Site. Entergy: No comments. CenterPoint Energy: No comments received. AT & T: No comments received. Central Arkansas Water: No comments received. Fire Department: Maintain Access: Fire Hydrants. July 8, 2021 ITEM NO.: 10 (Cont.) FILE NO.: Z-9593 3 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. 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 Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No Comment. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the Ellis Mountain Planning District. The Land Use Plan shows Residential Low Density (RL) for the requested area. The Residential Low Density (RL) 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 for a revision to an existing PRD (Planned Residential Development) District to allow of the addition of a pool, cabana and related uses on the southside of the property. The Land Use Plan shows Residential Low Density (RL) in all directions from the site. The Residential Low Density (RL) 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 site and surrounding area is the developed single- family subdivision of Brodie Creek. Master Street Plan: To the south is Brodie Creek Trail, and it is shown as a Collector on the Master Street Plan. To the west is Deerberry Forest Circle and it July 8, 2021 ITEM NO.: 10 (Cont.) FILE NO.: Z-9593 4 is a Local Street on the Master Street Plan. The primary function of a Collector Road is to provide a connection from Local Streets to Arterials. The primary function of 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”. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. H. ANALYSIS: The applicant proposes to revise the previously approved PRD zoning for Lot 127, Brodie Creek Subdivision to allow for the construction of a swimming pool and cabana structures within the street side yard on the south side of the existing residence. The lot contains a 20 foot front and street side platted building line, along the west and south street frontages. The lot also contains a 10 foot wide platted easement along the west and south property lines. The property is located at the northeast corner of Deerberry Forest Circle and Brodie Creek Trail. The side yard area south of the residence is located approximately three (3) feet above the grade of the sidewalk. The applicant proposes to construct a short retaining wall approximately one (1) foot inside the south side property line to level the side yard area. A six (6) foot high wood fence will be placed on top of the retaining wall. The retaining wall/fence are set inside the property line and distanced from the southeast and southwest corners of the lot as required by Engineering. The applicant proposes to construct a swimming pool area, approximately 41 feet by 14 feet in area within the south side yard area. The pool structure will be located approximately four (4) feet to 16 feet inside the south side property line and approximately 30 feet back from the front (west) property line. The proposed cabana structure will be approximately 18 feet by 14 feet in area. It will be located three (3) feet to seven (7) feet inside the south side property line. Both structures will extend across the 20 foot platted side building line and into the 10 foot wide utility easement along the south property line. The elevation of the pool and cabana structures will be approximately four (4) feet below the grade of the first floor of the residence. The applicant submitted letters from the five (5) public utility companies addressing the proposed easement encroachments. The comments are as follows: • AT&T – AT&T approves the request to encroach into the utility easement along the south property line. July 8, 2021 ITEM NO.: 10 (Cont.) FILE NO.: Z-9593 5 • CenterPoint Energy – Our records indicate there are no active CenterPoint Energy (CNP) facilities located in the aforementioned easement. CNP has no objection to the proposed easement encroachment, and recommends calling Arkansas One Call at 811 or by visiting arkonecall.com to have all utilities located and marked prior to construction. If any exposure of CNP facilities occurs, please contact Kevin Clark at (501) 672-9419 immediately. • Central Arkansas Water – Encroachment into the south utility easement is approved as long as there are no encroachments into the public right-of- way. • Entergy – We only have a power line on the north side of your property. We are not in the easement along the south side of your property so we don’t have a problem with you encroaching it. • LR Water Reclamation Authority – No objection to easement encroachment. The applicant provided responses and additional information to all issues raised during staff’s review of the application. To staff’s knowledge, there are no outstanding issues. The applicant is requesting no variances with the proposed Revised PRD. Staff is supportive of the requested Revised PRD for Lot 127, Brodie Creek Subdivision to construct a swimming pool and cabana structure within the street side yard, including encroachment across a platted side building line and into a utility easement. Staff views the request as reasonable. On April 5, 2005 the Board of Directors approved Ordinance No 19,298, revising the Brodie Creek PRD for Lot 101 (8 Briar Patch Court). That Revised PRD allowed for a swimming pool in the street side yard area, very similar to the current proposal. Staff believes that the proposed pool and cabana structures located with the street side yard area of the subject property will have no adverse impact on the surrounding properties. I. STAFF RECOMMENDATION: Staff recommends approval of the requested Revised PRD for Lot 127, Brodie Creek Subdivision, subject to compliance with the comments and conditions outlined in paragraphs D and E, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: (JULY 8, 2021) 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 July 8, 2021 ITEM NO.: 10 (Cont.) FILE NO.: Z-9593 6 the Consent Agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 8 ayes, 0 nays, 2 absent and 1 open position. July 08, 2021 ITEM NO.: 11 FILE NO.: LU2021-11-02 Name: Land Use Plan Amendment – I-430 Planning District Location: Between I-430 and Shackleford Pass, just north of W. 36th Street Request: Mixed Use (MX) to Commercial (C) Source: Joe White & Associates, Inc., 25 Rahling Circle PROPOSAL / REQUEST: Applicant requests a Land Use Plan amendment from Mixed Use (MX) to Commercial (C). The site is an approximate 19 acre unplatted parcel located between I-430 and Shackleford Pass (old Shackleford Road), just north of W. 36th Street in the I-430 Planning District. The existing Mixed Use land use designation 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 proposed Commercial land use designation allows for a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. This land use amendment application is accompanied by a zoning map amendment request. It is applicant’s intent to rezone the site to an Open Display Commercial (C-4) zoning designation (File No. Z-9594). EXISTING LAND USE AND ZONING: The 19-acre subject site, composed of two unplatted parcels, is zoned Residential Single-Family (R-2). Lands to the south of the site are generally zoned R-2. A part of a parcel south of the site (with frontage on W. 36th Street) has an expired Planned Residential Development (PRD) zoning designation. The site has not developed. There is a non-conforming auto related business to the south. It uses adjacent parcels for the storage. In addition to the auto business, there are two single-family houses south of the application site. Figure 1. Zoning July 08, 2021 ITEM NO.: 11 (Cont.) FILE NO.: LU2021-11-02 2 Immediately north of the site along Shackleford Pass are two smaller parcels, one has a Planned Development – Office (PD-O) designation, the other a PD-C (Planned Development – Commercial). There is a large (13 acre) undeveloped tract that extends from Shackleford Pass to I-430 The PD-C site has been developed with a commercial operation (solar and tinting services). The PD-O site was developed with a single-family home that serves as an office use. Beyond these lands to the north are Commercial uses (including several motels, and a Wal-Mart superstore and a commercial shopping center) within a large Planned Commercial Development (PCD). East of the site is a row of undeveloped R-2 zoned parcels fronting Shackleford Pass. Interstate-430 is situated immediately west of the site. The western most part of the subject site, adjacent to the Interstate-430 is shown to be within the floodway of Panther Branch Creek. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: The subject site, along with the land north, south, west and east of the subject site are designated Mixed (MX). The majority of lands (approximately 98%) within this development node, bound by I-430, West 36th Street, and Shackleford Road is designated Mixed (MX). The MX land use designation 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. A small part of undeveloped land between Panther Branch Creek and I-430, north of 36th Street is shown as Mixed Office Commercial (MOC). With some of the floodway/floodplain in this area designated as Park and Open Space (PK/OS). The PK/OS designation follows the floodway, extending on to the subject site. The northern half of this area had been developed with typical Interstate commercial land uses, large box stores, quick service standalone restaurants, and motels. The southern half of the node, where Shackleford Pass diverges from the re-aligned Shackleford Road has seen little development. Figure 2. Zoning July 08, 2021 ITEM NO.: 11 (Cont.) FILE NO.: LU2021-11-02 3 The applicant is proposing to amend the Future Land Use map at the subject site with a Commercial land use designation. The existing MX land use designation does not preclude commercial zoning land uses, but Commercial uses at the site would require approval of a Planned Zoning District – Commercial. MASTER STREET PLAN: To the west of the site is Interstate-430, shown as a Freeway in in the Master Street Plan. Freeways are generally part of the Interstate Freeway Network, and their design standards are established by the federal government. Because Freeways are intended to serve through long distance trips, they are always designed as full access control roads (no direct access). The spacing of Freeways is variable since they relate to regional transportation needs. Shackleford Road is shown as a Minor Arterial – however the site is not located on Shackleford Road, but instead Shackleford Pass which as an undivided two-lane road with no shoulder (Local Street). Local Streets with Commercial uses are required to be designed and developed to Collector standards. Additional right-of- way and improvement will likely be required to facilitate Commercial development. Figure 2. Site Photo (west elevation and Old Shackleford Road) BICYCLE PLAN: There is no existing or proposed bike infrastructure in the vicinity of the project area. Figure 3. Master Streets Plan July 08, 2021 ITEM NO.: 11 (Cont.) FILE NO.: LU2021-11-02 4 PARKS: There are no city recognized parks in the immediate vicinity, it should be noted that the Camp Aldersgate campus is located northeast of the site across Shackelford Road. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. ANALYSIS: Given the subject site is located adjacent to an Interstate and near two interchanges, it is not surprising land use in the area is a mix of older established land uses and high intensity interstate development such as big box stores and free-standing eating establishments. Considering the success of the planned commercial development north of the site on lands designated MX, where a Wal- Mart superstore and motels dominate the landscape, it seems logical development would continue south to the vacant lands. Across the interstate to the west, near the 36th Street underpass is another large swath of MX designated lands. A portion of these lands was used for the development of a large religious institution. Most of the other MX designated lands have been used for development of large multi-family unit projects. A Commercial land use at the site of this application could help meet the needs of these citizens, along with those within the detached single-family developments that butts against the Interstate commercial areas. If this application is approved, land use planned for by the City will not be a major change. Some Commercial uses at this site were anticipated. However, the Mixed (MX) land use designation would require the applicant to submit a Planned Zoning Development for entitlements for solely commercial uses. The Mixed Use (MX) land use designation requires the applicant to submit a Planned Zoning Development for a solely commercial development. If this application is approved, the change could be viewed as slight since commercial uses on this site were anticipated. But since the application is solely commercial and without a Planned Zoning Development an amendment is necessary. A re-classification to Open Display Commercial (C-4) makes residential development of the adjacent MX areas less likely. Staff feels that with a C-4 use on this land and the other existing developments to the west and north, a review of all the MX and surrounding areas is needed. It is important that the Land Use Plan provide the best possible image for the future development of the area. The continued designation of much of the MX in the area July 08, 2021 ITEM NO.: 11 (Cont.) FILE NO.: LU2021-11-02 5 surrounding the application could be misleading as to the type of development on the land. The FEMA Flood Maps illustrate the western most part of the property, adjacent to the Interstate right-of-way, is within the floodway of Panther Branch Creek. Staff is recommending lands designated as PK/OS on the subject site not be changed on the Future Land Use Map. This PK/OS area is co-incident with the floodway on Panther Branch Creek. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: John Barrow and Sandpiper. Staff has received no comments from area residents or from Neighborhood Associations. STAFF RECOMMENDATIONS: Staff recommends approval of the applicant’s request to amend the land use designation at the subject site from MX to C, with a PK/OS designation remaining where the floodway is present. In addition, upon approval of the zoning request by the Board of Directors, a review of the Land Use Plan should be conducted in the general area of the application. PLANNING COMMISSION ACTION: (JULY 8, 2021) The item was placed on consent agenda for approval. By a vote of 8 for, 0 against, 2 absent and 1 open position the consent agenda was approved. July 8, 2021 ITEM NO.: 11.1 FILE NO.: Z-9594 NAME: Rezoning from R-2 to C-4 and OS LOCATION: 3336 Shackleford Pass DEVELOPER: Richardson Properties, LLC 9800 Maumelle Blvd. North Little Rock, AR 72113 OWNER/AUTHORIZED AGENT: Richardson Properties, LLC – Owner Brian Dale – Applicant SURVEYOR/ENGINEER: Joe White and Associates, Inc. 25 Rahling Circle, Suite A-2 Little Rock, AR 72223 AREA: 19.13 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 6 PLANNING DISTRICT: 11 CENSUS TRACT: 24.08 CURRENT ZONING: R-2 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone the 19.13 acre property located at 3336 Shackleford Pass from “R-2” Single Family District to “C-4” Open Display District and “OS” Open Space District. The rezoning is proposed to allow a future development containing office, office/warehouse, miniwarehouses and RV storage uses. July 8, 2021 ITEM NO.: 11.1 (Cont.) FILE NO.: Z-9594 2 B. EXISTING CONDITIONS: The property is currently undeveloped and wooded, with varying degrees of slope throughout the site. A small portion of the site, along the rear (west) property line is located within the floodway. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. The portion of the property located within the floodway should zoned as Open Space with this. 2. At time of building permit, in accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide drainage and access easement is required adjacent to the floodway boundary. 3. A special Grading Permit for Flood Hazard Areas will be required per Sec. 13-55 prior to construction. 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: 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 July 8, 2021 ITEM NO.: 11.1 (Cont.) FILE NO.: Z-9594 3 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. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. 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. 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 July 8, 2021 ITEM NO.: 11.1 (Cont.) FILE NO.: Z-9594 4 (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: 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. The perimeter planting strip adjacent to freeways or expressways shall be at least thirty (30) 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. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the I-430 Planning District. The Land Use Plan shows Mixed Use (MX) for the requested area. The Mixed Use (MX) 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 application is to change R-2 (Single Family District) to C-4 (Open Display Commercial District) to allow for the future development of commercial uses on this site. There is an accompanying application to amend the Land Use Plan to Commercial (C). The Commercial (C) category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The Land Use Plan shows Mixed Use (MX) in all directions from the site. The Mixed Use (MX) category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is July 8, 2021 ITEM NO.: 11.1 (Cont.) FILE NO.: Z-9594 5 entirely office or commercial or if the use is a mixture of the three. To the north and south are undeveloped wooded tracts. Further to the north one can find a group of hotels and Comcast office building. To the east are undeveloped tracts, a strip center, and office/warehouse development. To the west is Interstate 430 with the Church at Rock Creek beyond that. Master Street Plan: To the east is Shackleford Pass and it is a Local Street on the Master Street Plan. To the west is Interstate 430, it is a Freeway on the Master Street Plan. (There is no access road along interstate 430, so there is no possibility of access from this site to Interstate 430.) 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. ANALYSIS: Richardson Properties, LLC, owner of the 19.13 acre property located at 3336 Shackleford Pass, is requesting that the property be rezoned from “R-2” Single Family District to “C-4” Open Display District. The applicant proposes to zone a small area of the property, located along the rear (west) property line and in the floodway to “OS” Open Space District. The rezoning is proposed to allow a development consisting of office, office/warehouse, miniwarehouses and RV storage uses. The property is currently undeveloped and wooded. The property is located in an area containing a mixture of zoning and uses, including some undeveloped property. A mixture of commercial uses, within the Shackleford Crossing development is located to the north. Undeveloped R-2 zoned property is located immediately to the south, with PID and O-2 zoned properties further south. A mixture of commercial zoning and uses, including C-4 zoning, is located along S. Shackleford Road to the east. Interstate 430 is located immediately to the west, with a large church development further west. The City’s Future Land Use Plan designates this property as “MX” Mixed Use. A land use plan amendment from “MX” Mixed Use to “C” Commercial is a separate item on this agenda. Staff is supportive of the requested C-4/OS zoning. Staff views the request as reasonable. The property is located in an area of mixed zoning and uses between Interstate 430 and Shackleford Road. There are developed commercial zoned properties, including C-4 zoning, located to the north and east along S. Shackleford Road. The proposed C-4 zoning will represent a continuation of the zoning pattern July 8, 2021 ITEM NO.: 11.1 (Cont.) FILE NO.: Z-9594 6 in this general area. Staff believes the proposed C-4 zoning will have no adverse impact on the surrounding properties. I. STAFF RECOMMENDATION: Staff recommends approval of the requested C-4 rezoning. PLANNING COMMISSION ACTION: (JULY 8, 2021) 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 8 ayes, 0 nays, 2 absent and 1 open position. July 8, 2021 ITEM NO.: 12 FILE NO.: Z-9595 NAME: The Octonary – PD-R LOCATION: Southeast corner of E. 16th Street and Barber Street DEVELOPER: Mike Orndorff Construction, LLC 609 E. 16th Street Little Rock, AR 72202 OWNER/AUTHORIZED AGENT: Haybar Properties, LLC – Owner Mike Orndorff – Agent SURVEYOR/ENGINEER: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.32 acre NUMBER OF LOTS: 8 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 7 CENSUS TRACT: 46 CURRENT ZONING: R-4 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone the 0.32 acre property from “R-4” Two-Family District to “PD-R” Planned District – Residential to allow an eight (8) lot, zero (0) lot line single family residential development. B. EXISTING CONDITIONS: The site is currently undeveloped. There are a few mature trees near the center of the site. Remnants of concrete from a previous development exist at the July 8, 2021 ITEM NO.: 12 (Cont.) FILE NO.: Z-9595 2 northwest corner of the property. A paved alley right-of-way is located along the rear (east) property line. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Right-of-way maybe required to be dedicated. Provide existing right-of-way widths on the survey on 16th Street and Barber Street. 2. A 20 feet radial dedication of right-of-way is required at the intersection of E. 16th Street and Barber Street. 3. 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 curb cuts where access is not proposed with the plan. 4. Alley should be repaved the entire width of the alley right-of-way from parking area to E 16th Street. 5. Show proposed location for trash collection receptacles for each lot. 6. Label and dimension the dash lines on each side of the center property line. Provide utility and drainage easement on revised plat. 7. Is head-in parking proposed? How many parking spaces are proposed? Show alley on site plan. 8. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50 ft back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of 16th Street with Barber Street. 9. The majority of the property is proposed to be impervious with roof and a paved parking area. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). 10. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 11. Show proposed location(s) of USPS cluster box units in conformance with USPS and City of Little Rock policy design standards. July 8, 2021 ITEM NO.: 12 (Cont.) FILE NO.: Z-9595 3 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 Lots 5-8 of this project. Entergy: No comments received. CenterPoint Energy: No comments received. AT & T: No comments received. Central Arkansas Water: No comments received. 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. 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. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. 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. 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. July 8, 2021 ITEM NO.: 12 (Cont.) FILE NO.: Z-9595 4 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 Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: 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. A twenty-five (25) percent reduction of the landscape provisions can be taken for developments within mature areas. In these areas it is allowable for perimeter planting strips to be a minimum of six (6) feet nine (9) inches wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 3. Screening requirements will need to be met for the vehicular use areas adjacent to street rights-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. For parking areas with twelve or more spaces eight percent (8%) of the vehicular use area must be designated for green space; this green space needs July 8, 2021 ITEM NO.: 12 (Cont.) FILE NO.: Z-9595 5 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. 5. 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. 6. The City Beautiful Commission recommends preserving as many existing trees feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the I-30 Planning District. The Land Use Plan shows Residential Medium Density (RM) for the requested area. Residential Medium Density (RM) category accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi-family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The application is to change R-4 (Two Family District) to PDR (Planned Development Residential) District to allow for the future development of 8 units on 0.32 acres for a density of 25 units/acre. The Land Use Plan shows Residential Medium Density (RM) in all directions from the site. Residential Medium Density (RM) category accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi-family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The areas to the east, north and south are part of the subdivision making up the Hanger Hill neighborhood. Most of the lots in this area have single-family houses or duplexes on them. To the west is the right-of-way for the Interstate 30-Intersate 630 interchange. Master Street Plan: To the north is East 16th Street and to the west is Barber Street. Both of these roads are 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”. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. July 8, 2021 ITEM NO.: 12 (Cont.) FILE NO.: Z-9595 6 Bicycle Plan: There are no bike routes shown in the immediate vicinity. H. ANALYSIS: The applicant proposes to rezone the 0.32 acre property located at the southeast corner of East 16th Street and Barber Street from “R-4”Two-Family District to “PD- R” Planned District – Residential. The property is comprised of two (2) platted lots; Lots 11 and 12, Block 31, Masonic Addition. The rezoning is proposed in order to subdivide the lots into eight (8) lots for a zero (0) lot line single family residential development. The proposed lots will be sold individually. Four (4) of the proposed lots will be 34 feet by 50 feet in area, with the other four (4) lots having an area of 26 feet by 50 feet. Parking will be located at the east end of the lots and accessed from the existing paved alley right-of-way. There will be a 14 foot wide utility and access easement through the center of the property which will allow access from the parking to the residences. The proposed residences on Lots 1 and 5 will be 22 feet by 35 feet in area. The proposed residences will have building setbacks ranging from four (4) feet to 10 feet. The proposed residences on Lots 2, 3, 6 and 7 will be 18 feet by 35 feet in area. The proposed residences will have building setbacks ranging from zero (0) feet to 10 feet. The proposed residences on Lots 4 and 8 will have building areas of 24 feet by 35 feet. These proposed residences will have building setbacks ranging from zero (0) feet to 10 feet. The proposed residences will be one (1) and two (2) story structures. The structures will not exceed 35 feet in height, which is the typical maximum building height in single family zones. The residences will be constructed using a mixture of brick, Hardie siding, vinyl, metal and wood for the exterior façade materials. The applicant is proposing 10 parking spaces at the east end of the proposed development to serve the proposed residences. The parking spaces will be accessed from the existing paved alley right-of-way along the east property line. The applicant will need to form a property owners’ association to address maintenance of the proposed parking area. The ordinance typically requires one (1) parking space for a single family residence. One (1) or two (2) of the proposed parking spaces may have to be eliminated to provide required landscaping. Either way, staff believes there is sufficient parking to serve the proposed residences. July 8, 2021 ITEM NO.: 12 (Cont.) FILE NO.: Z-9595 7 The applicant is proposing a mail kiosk along the East 16th Street frontage. The mailbox kiosk location must be constructed in conformance with USPS and City of Little Rock design standards and be ADA accessible. The applicant also notes that trash will be collected using standard City of Little Rock garbage collection. There is no signage proposed for this development. Any site lighting must be low-level and directed away from adjacent properties. The applicant provided responses and additional information to all issues raised during staff’s review of the application. The applicant is requesting no variances with the proposed PD-R zoning. To staff’s knowledge, the only outstanding issue relates to the required sight/distance at the corner of East 16th Street and Barber Street. A portion of the proposed residential structure on Lot 4 is located within the required sight triangle at this intersection. Staff believes this issue can be resolved with a smaller proposed building footprint for this lot. The applicant will need to resolve this issue by proposing a smaller building footprint to be approved by the City prior to application for a building permit. Staff is supportive of the requested PD-R zoning to allow an eight (8) lot, zero (0) lot line single family residential development. Staff views the request as reasonable. The property is located in an area predominately zoned R-4. There is a scattering of duplex and multi-unit structures throughout this area. A similar small lot single family residential development is located to the southwest across I-30. The proposed development will represent a quality in-fill type development. Staff believes the proposed increased density will have no adverse impact on the surrounding properties. I. STAFF RECOMMENDATION: Staff recommends approval of the requested PD-R zoning, subject to compliance with the comments and conditions outlined in paragraphs D, E and F, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: (JULY 8, 2021) The applicant was not present. There were two (2) objectors present. Staff informed the Commission that the application needed to be deferred based on the fact that the applicant was not present. July 8, 2021 ITEM NO.: 12 (Cont.) FILE NO.: Z-9595 8 There was a motion to defer the application to the August 12, 2021 Planning Commission agenda. The motion passed by a vote of 8 ayes, 0 nays, 2 absent and 1 open position. The application was deferred. July 08, 2021 ITEM NO.: 13 FILE NO.: LU2021-18-01 Name: Land Use Plan Amendment – Ellis Mountain Planning District Location: North side of Kanis Road approximately 0.25-miles northwest of Kirby Road Request: Residential Low (RL) to Commercial (C) Source: Joe White & Associates, Inc., 25 Rahling Circle PROPOSAL / REQUEST: Applicant is requesting a Land Use Plan amendment from Residential Low (RL) to Commercial (C) on an approximate 2.4-acre unplatted parcel located on the north side of Kanis Road, approximately 0.25-miles northwest of Kirby Road in the Ellis Mountain Planning District. The site is outside of the City limits, but located immediately adjacent to the City limits in an area within the City’s extra territorial jurisdiction, where the City’s zoning laws are applicable, see Figure 1 below, where the dark brown line represents the limits of the City of Little Rock. The existing Residential Low (RL) land use designation 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 remains less than 6 units per acre. The proposed Commercial land use designation allows for a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. This land use amendment application is accompanied by a zoning map amendment request. It is applicant’s intent to rezone the site to a General Commercial District (C-3) zoning designation (File No. Z-9596). EXISTING LAND USE AND ZONING: The site is an unplatted wooded parcel, vacant of development, zoned Residential (R2). Parcels to the east, west, and north of the site area zoned Residential (R2) as well. The R2 lands immediately to the west of the site are undeveloped, the unplatted parcel immediately to the east has been developed with a single-family Figure 1. Zoning July 08, 2021 ITEM NO.: 13 (Cont.) FILE NO.: LU2021-18-01 2 home. Approximately 150 feet north of the site, across an irregular shaped parcel, is the Kanis Ridge Estates residential (R2) development. Across Kanis Road, southwest of the site is a pet kennel on lands zoned Planned Development Commercial (PD-C). Adjacent to this site is a 0.75-acre undeveloped parcel zoned Multi-Family (MF6), a portion of the MF6 zoned lands have been absorbed by right of way for Panther Branch Drive (a stub street), which terminates at Kanis Road, immediately south of the subject site. Further east, southeast of the site are lands zoned Planned Development Residential (PD-R) where the McKenzie Park Apartments complex has been developed. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: In the Ellis Mountain Planning District, the City’s Future Land Use Map is reflective of the general pattern established in the City’s 1986 Extraterritorial Land Use Plan, with refinements made in preparing the district level plan, especially with respect to the density and location of multi-family areas. The City’s Future Land Use Map recognizes that market pressures for more intensive uses will occur in this area. Commercial designations in Ellis Mountain Planning District were located to discourage strip commercial development to the maximum extent possible and to encourage commercial concentrations at major intersections of Arterial streets. Areas of commercial land use are designated throughout the District in order to serve a variety of functions ranging from neighborhood convenience shopping areas to community centers and general commercial districts. West, east, and north of the site, lands bear a Residential Low (RL) future land use designation. The Residential Low 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. Figure 2. Future Land Use July 08, 2021 ITEM NO.: 13 (Cont.) FILE NO.: LU2021-18-01 3 To the south, lands are shown with a Suburban Office (SO) future land use designation. The SO lands are intended to provide for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. Most of the SO lands south of the site have been consumed by non-office uses (apartment complex and dog kennel). MASTER STREET PLAN: The subject site is on the north side of Kanis Road, which is a Minor Arterial, per the Master Street Plan. Panther Branch Drive, a stub street that is about 500 linear feet long, terminates at Kanis Road, this stub street will eventually connect to Cooper Orbit Road to the south, also a Minor Arterial. When this occurs – Cooper Orbit Road, where it runs south of the exiting apartment complex, will be vacated. Minor Arterials provide connections to and through an urban area. Their primary function is to provide short distance travel within the urbanized area. Generally, these roads are spaced at one-mile intervals and have a right-of- way of 90 feet. Development of a project on the north side of Kanis may require dedication of right- of-way and may require street improvements to facilitate Commercial land uses. BICYCLE PLAN: There is no bike infrastructure planned within the vicinity of the subject site. PARKS: There are no city recognized parks in the immediate vicinity. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. Figure 3. Master Street Plan July 08, 2021 ITEM NO.: 13 (Cont.) FILE NO.: LU2021-18-01 4 ANALYSIS: The subject site is located just outside of the limits of west Little Rock. The majority of land between Chenal Parkway, Kanis Road, and Kirby Road has been developed with low density residential, with limited multi- family residential and commercial, along with religious institutions making up a minority of land within this node. Lands south of Kanis Road have not seen the same development pressures as the land to the north. This area of west Little Rock is well served by larger Commercial land uses (department stores and supermarkets) that obtained development entitlements through the Planned Zoning District (PZD) process. There is limited smaller scale commercial land uses (C-1, 2, and 3) in this node. Commercial land use designations in Ellis Mountain Planning District were located to discourage strip commercial development to the maximum extent possible and to encourage commercial concentrations at major intersections of arterial streets. The City has plans to realign Cooper Orbit Road, where it runs from Kirby Road a quarter mile west of McKenzie Park Apartments, where it will connect with the Panther Branch Drive. The road relocation effort will create a three-way intersection at the subject site. When considering the changes to the road network at the subject site and the limited availability of smaller commercial operations supporting the residential land uses, a change to Commercial may be appropriate. A change to a Commercial land use at the subject site may encourage additional amendment and zoning requests. If additional commercial land uses are approved in this area, along Kanis Road, an effort should be made to limit access on Kanis Road by encouraging developments to use shared use drives. If the land use amendment is approved, Staff would recommend the City work to determine if the land use of the remaining undeveloped RL lands with frontage along Kanis Road - in the triangular area between the Kanis Ridge Estates and the RM and MOC lands to the east - should be updated, taking into consideration the Figure 4. Southern Limits of Site, POV from Panther Branch Dr. July 08, 2021 ITEM NO.: 13 (Cont.) FILE NO.: LU2021-18-01 5 future three-way intersection that is imminent with the re-alignment of Copper Orbit Road. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Citizens of West Pulaski County and Parkway Place. Staff has received no comments from area residents or from Neighborhood Associations. STAFF RECOMMENDATIONS: Staff recommends approval of the applicant’s request to amend the Future Land Use map by amending the designation at the subject site from Residential Low (RL) to Commercial (C). Upon approval by the Little Rock board of Directors of this amendment, Staff recommend review of the Land Use Plan in the general area of this amendment. PLANNING COMMISSION ACTION: (JULY 8, 2021) The item was placed on consent agenda for approval. By a vote of 8 for, 0 against, 2 absent and 1 open position the consent agenda was approved. July 8, 2021 ITEM NO.: 13.1 FILE NO.: Z-9596 NAME: Rezoning from R-2 to C-3 LOCATION: 14300 Kanis Road DEVELOPER: A & S Associates, Inc. 5501 Ranch Drive Little Rock, AR 72223 OWNER/AUTHORIZED AGENT: A & S Associates, Inc. – Owner Joe White – Agent SURVEYOR/ENGINEER: Joe White and Associates 25 Rahling Circle, Suite A-2 Little Rock, AR 72223 AREA: 2.3 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: N/A PLANNING DISTRICT: 18 CENSUS TRACT: 42.18 CURRENT ZONING: R-2 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone the 2.3 acre property from “R-2” Single Family District to “C-3” General Commercial District. The rezoning is proposed to allow future commercial development of the site. B. EXISTING CONDITIONS: The site is currently undeveloped and tree covered. The property slopes upward from Kanis Road, and has varying degrees of slope. July 8, 2021 ITEM NO.: 13.1 (Cont.) FILE NO.: Z-9596 2 C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Kanis Rd is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Outside service area boundary. No comment. Entergy: No comments received. CenterPoint Energy: No comments received. AT & T: No comments received. Central Arkansas Water: No comments received. 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. 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. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. 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 July 8, 2021 ITEM NO.: 13.1 (Cont.) FILE NO.: Z-9596 3 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. 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 Fire Marshal Derek N Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the Ellis Mountain Planning District. The Land Use Plan shows Residential Low Density (RL) for the requested area. The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is July 8, 2021 ITEM NO.: 13.1 (Cont.) FILE NO.: Z-9596 4 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 R-2 (Single Family District) to C-3 (General Commercial District) to allow for the future commercial development of the site. The Land Use Plan shows Residential Low Density (RL) to the north, east, and west. Suburban Office (SO) use is shown to the south, across Kanis Road. The Residential Low Density (RL) 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 tracts north of Kanis Road are larger tracts which are undeveloped or have single-family houses on them. The Suburban Office (SO) category shall provide for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. The areas south of Kanis Road are shown for Suburban Office. The McKenzie Park Apartments are located on the land east of Panther Branch Drive. To the west of Panther Branch Drive is Chenal Pet Place and an undeveloped tract. Master Street Plan: To the west is Kanis Road and it is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. H. ANALYSIS: A and S Associates, Inc., owner of the 2.3 acre property located at 14300 Kanis Road, is requesting that the property be rezoned from “R-2” Single Family District to “C-3” General Commercial District. The rezoning is proposed to allow future commercial development of the site. The property is located just outside the Little Rock city limits, but within the City’s Extraterritorial Zoning Jurisdiction. The applicant plans to annex the property after rezoning. The site is currently undeveloped and wooded, with varying degrees of slope. The properties north, east and west of the subject property are zoned R-2, with several of the properties being undeveloped. Commercial and multifamily zoned properties and uses are located across Kanis Road to the south. Additional commercial zoned properties are located to the east along Kanis Road. July 8, 2021 ITEM NO.: 13.1 (Cont.) FILE NO.: Z-9596 5 The City’s Future Land Use Plan designates this property as “RL” Residential-Low Density. A Land Use Plan Amendment from “RL” Residential-Low Density to “C” Commercial is a separate item on this agenda. Staff is supportive of the requested C-3 rezoning. Staff views the request as reasonable. The property is located in an area of mixed commercial and office uses and zoning along Kanis Road. The property is located along a Minor Arterial Street. Kanis Road will be constructed to five (5) lane roadway adjacent to this property. The requested C-3 zoning will be compatible with the general area and will represent a continuation of the zoning pattern along this section of Kanis Road. Staff believes rezoning this property to C-3 will have no adverse impact on the adjacent properties or the general area. I. STAFF RECOMMENDATION: Staff recommends approval of the requested C-3 rezoning. PLANNING COMMISSION ACTION: (JULY 8, 2021) 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 8 ayes, 0 nays, 2 absent and 1 open position. July 8, 2021 ITEM NO.: 14 FILE NO.: Z-9597 NAME: Peer – POD LOCATION: 1850 S. Ringo Street (southwest corner of S. Ringo Street and Wright Avenue) DEVELOPER: RB Group, Inc. P.O. Box 1994 Bentonville, AR OWNER/AUTHORIZED AGENT: Wilbur Peer – Owner/Applicant SURVEYOR/ENGINEER: Phillip Lewis Engineering P.O. Box 17307 Little Rock, AR 72222 AREA: 0.17 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 47 CURRENT ZONING: R-4 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone the property from “R-4” Two-Family District to “POD” Planned Office District. The rezoning is proposed to allow a small office/residential development. B. EXISTING CONDITIONS: In the past the property has been occupied by a small garden space with a sign welcoming persons to the Dunbar School/Neighborhood District. There is a paved alley located along the west (rear) property line. July 8, 2021 ITEM NO.: 14 (Cont.) FILE NO.: Z-9597 2 C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. All driveways shall be concrete aprons per City Ordinance. 2. Boundary street improvements shall include, but not be limited to, reconstruction of one-half section of the abutting street if the existing street is not up to city standards. Repair, replace, or extend existing damaged, missing, and noncompliant curb and gutter, sidewalk, access ramps or concrete driveway aprons within the public right-of-way adjacent to the site. Remove abandoned driveway cuts and replace with curb, gutter, and sidewalk. 3. Provide sidewalk ramps for the disabled within the public right-of-way at the intersection of Ringo St. and Wright Ave to eliminate steps in the sidewalk. The maximum slope of ramps is 1:12 with 1:10 side slopes. A five foot landing area must be installed at the top of the ramp. Slope cannot exceed 2% in either direction. Ramps must be constructed per Public Works Standard Detail PW-50. 4. 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. 5. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Planning and Development for more information. 6. 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. 7. The alley should be overlayed from Wright Ave to the south property line of the lot. 8. Wright Avenue is classified on the Master Street Plan as an arterial street with a special design standard. Dedication of right-of-way to 30 feet from centerline is required. Dedication must be provided to City of Little Rock prior to the issuance of a certificate of occupancy. Label the right-of-way dimensions on lot survey. 9. Due to the proposed use of the property, the Master Street Plan specifies that Ringo Street for the frontage of this property must meet commercial street standards. July 8, 2021 ITEM NO.: 14 (Cont.) FILE NO.: Z-9597 3 Dedicate right-of-way to 30 ft. from centerline. Label the right-of-way dimension on lot survey. 10. A 20 ft. radial dedication of right-of-way or dedication of right-of-way sufficient for installation of required improvements is required at the intersection of Wright Ave and Ringo Street. Dedication must be provided to City of Little Rock prior to the issuance of a certificate of occupancy. 11. The radius of the Ringo Street driveway cannot extend beyond the projection of the side property line to the street curb. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer Available to this Site. Entergy: No comments received. CenterPoint Energy: No comments received. AT & T: No comments received. Central Arkansas Water: No comments received. 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. 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. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. 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. July 8, 2021 ITEM NO.: 14 (Cont.) FILE NO.: Z-9597 4 One- or Two-Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. 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 Fire Marshal Derek N. Ingram 501-918- 3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. 2. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. 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. July 8, 2021 ITEM NO.: 14 (Cont.) FILE NO.: Z-9597 5 Screening requirements will need to be met adjacent to the south residential zoned property. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. A twenty-five (25) percent reduction of the landscape provisions can be taken for developments within mature areas. In these areas it is allowable for perimeter planting strips to be a minimum of six (6) feet nine (9) inches wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. The south perimeter planting strip is deficient. 4. Screening requirements will need to be met for the vehicular use areas adjacent to street rights-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. 5. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the Central City Planning District. The Land Use Plan shows Residential Low Density (RL) for the requested area. The Residential Low Density (RL) 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 R-4 (Two Family District) to POD (Planned Office Development) District to allow for the development of a two-story structure with office on the first level and two apartments on the second level. The Land Use Plan shows Residential Low Density (RL) to the south, east, and west. Public Institutional (PI) use is shown to the north, across Wright Avenue. The Residential Low Density (RL) 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. This is an established single-family neighborhood with July 8, 2021 ITEM NO.: 14 (Cont.) FILE NO.: Z-9597 6 single-family houses and duplexes. To the southeast across Ringo Street, the block does have several vacant parcels. The Public Institutional (PI) category includes public and quasi-public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. This land north of Wright Avenue is the location of Dunbar Middle School and Williams Library. Master Street Plan: To the north is Wright Avenue and it is a Minor Arterial on the Master Street Plan. To the east is Ringo Street, which is a Local Street on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Wright Avenue since it is a Minor Arterial. The primary function of Local Streets is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class II Bike Route shown on Wright Avenue. A Bike Lane provides a portion of the pavement for the sole use of bicycles. H. ANALYSIS: The applicant proposes to rezone the 0.17 acre property located at 1850 S. Ringo Street from “R-4” Two-Family District to “POD” Planned Office District. The property is located at the southwest corner of S. Ringo Street and Wright Avenue. The property is currently undeveloped. A paved alley is located along the rear (west) property line. The property is comprised of one (1) platted lot. The applicant proposes to construct a two-story building near the center of the lot. The building will be 40 feet by 40 feet in area. The first floor will include two (2) 20 foot by 40 foot lease spaces. The second floor will consist of two (2) residential apartment units. The proposed building height will be 21 feet to the eave. The overall height will not exceed 35 feet. The underlying R-4 zoning allows a maximum building height of 35 feet. The applicant proposes the first floor units to be occupied by permitted “O-1” Quiet Office District uses. The hours of operation will be from 8:00 a.m. to 5:00 p.m., Monday through Friday. The second floor will be occupied by two (2) residential apartment units. July 8, 2021 ITEM NO.: 14 (Cont.) FILE NO.: Z-9597 7 The applicant proposes a driveway from S. Ringo Street at the southeast corner of the site. This driveway will access three (3) parking spaces on the east side of the building which will serve the two (2) apartment units. A second driveway is proposed from the alley right-of-way at the northwest corner of the lot. This driveway will access four (4) parking spaces on the west side of the building which will serve the first floor office uses. The proposed parking will comply with typical ordinance standards and should be sufficient to serve the proposed use. A dumpster area will be located at the southwest corner of the site, and will be accessed from the alley right-of-way. The applicant notes that the dumpster area will be screened as per ordinance requirements. Any signage placed on the site must comply with Section 36-553 of the City’s Zoning Ordinance (signs allowed in office zones). Any site lighting must be low-level and directed away from adjacent properties. The applicant proposes to construct a six (6) foot high wood screening fence along the south property line where adjacent to residential use. The applicant notes that the proposed development will comply with the City’s Landscape and Buffer Ordinances. The applicant provided responses and additional information to all issues raised during staff’s review of the application. To staff’s knowledge there are no outstanding issues. The applicant is requesting no variances with the proposed POD rezoning. Staff is supportive of the requested POD zoning to allow a small mixed office/residential development. Staff views the request as reasonable. Office and commercial uses and zoning are located to the east along the south side of Wright Avenue and two (2) to three (3) blocks to the west on both sides of the street. Staff believes the proposed development will be compatible with the other uses in this area and should prove to be a quality in-fill type development across from the Dunbar Middle School campus. Staff believes the proposed POD zoning will have no adverse impact on the general area. I. STAFF RECOMMENDATION: Staff recommends approval of the requested POD zoning, subject to compliance with the comments and conditions outlined in paragraphs D, E and F, and the staff analysis, of the agenda staff report. July 8, 2021 ITEM NO.: 14 (Cont.) FILE NO.: Z-9597 8 PLANNING COMMISSION ACTION: (JULY 8, 2021) 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 8 ayes, 0 nays, 2 absent and 1 open position. PLANNING COMMISSION VOTE RECORD DATE: July 8, 2021 Consent Agenda 2,2.1,4,5,6,7,10,11,11.1,13,13.1,14 RegularAgenda Deferred Items MEMBER 1 3 9 9.1 8 12 BERRY, CRAIG ✓ ✓ ✓ ✓ ✓ ✓ BETTON, HAROLD MD ✓ ✓ ✓ ✓ ✓ ✓ ✓ BROCK, THOMAS 6, x1><11X✓ ✓ BROOKS, DERICK HAMILTON, SCOTT - Chair ✓ ✓ ✓ ✓ ✓ A A ✓ ✓ HART, TODD ✓ ✓ ✓ ✓ ✓ ✓ ✓ HAYNES, MARLON D. ✓ ✓ ✓ ✓ ✓ ✓ ✓ RAHMAN, ROBBIN - V. Chair ✓ ✓ ✓ ✓ ✓ ✓ ✓ THOMAS, DIANA M. A A VICKERS, MICHAEL ✓ ✓ ✓ ✓ ✓ ✓ Vol VOGEL, ROBBY ✓ ✓ ✓ ✓ ✓ ✓ ✓ Meeting Adjourned 5:34 PM ✓AYE ■ NAYE A ABSENT Ab ABSTAIN R RECUSE July 8, 2021 There being no further business before the Commission, the meeting was adjourned at 5:34 p.m. Date Chairman Secretary