Z-5534-C Staff AnalysisApril 25, 2019
ITEM NO.: A
FILE NO. Z -5534-C
NAME: University and R Street Short -form PCD
LOCATION: Northwest corner of N. University Avenue and R Street
DEVELOPER:
Boen Enterprises
P. O. Box 22407
Little Rock, AR 72221
OWNER/AUTHORIZED AGENT:
Regions Bank, Owner
Crafton Tull, Authorized Agent
SURVEYOR/ENGINEER.
Grafton Tull
10825 Financial Center Pkwy., Suite 300
Little Rock, AR 72211
AREA: 0.5165 acres
WARD: 3
CURRENT ZONING
ALLOWED USES:
PROPOSED ZONING
NUMBER OF LOTS: 1
PLANNING DISTRICT: 3
R-2
Single family residential
PCD
FT. NEW STREET: 0 LF
ENSUS TRACT: 49
PROPOSED USE: Mixed use; retail on ground floor and 8 residential units on second
and third floors (4 per floor).
VARIANCE/WAIVERS:
(a) Variance from street buffer requirement on University Avenue and R Street.
(b) Variance from the typical minimum parking requirements.
April 25, 2019
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z -5534-C
BACKGROUND:
On October 10, 1957, a request to rezone this site from A (R-2) to F (C-3) was withdrawn.
On February 20, 1979, the Board of Directors denied a request to rezone the site from
A (R-2) to E-1 (0-3). On January 29, 1992, the Planning Commission voted to deny a
request to rezone the site from A to 0-1. The Commission voted to approve a conditional
use permit for a church. In 2013-2014, the church building was removed and the site has
been vacant since.
A. PRO POSALJREQUEST/AP PLICANT'S STATEMENT:
The applicant has submitted a request to rezone the site to PCD planned
commercial district to allow for construction of a three-story, mixed use building
and associated parking. The applicant desires to construct a single building with
4,864 square feet of retail space on the ground floor and eight (8) studio apartment
spaces on the second and third floors (4 units per floor). The building is proposed
to be located at the east property line along N. University Avenue. The site plan
provides for 23 spaces to be located on the west side of the building with access
off of R Street.
B. EXISTING CONDITIONS:
C
The property is currently cleared and vacant. Banks are located on the properties
to the north and south. Single family residences are located to the west.
The traditional Heights commercial district is located across University Avenue to
the east.
NEIGHBORHOOD COMMENTS -
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and the Heights and Normandy -Shannon Neighborhood
Associations.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. N. University Avenue 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. Due to the proposed use of the property, the Master Street Plan specifies that
R Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
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April 25, 2019
SUBDIVISION
ITEM NO.: A (Cont.
FILE NO.: Z -5534-C
3. A 20 feet radial dedication of right-of-way is required at the intersection of
University Avenue and R Street.
4. Repair or replace any curb, gutter, sidewalk and access ramps that are
missing, damaged or not in compliance with ADA recommendations in the
public right-of-way prior to occupancy.
5. The curb radius at the University & R Street intersection should be improved
to a 25 ft. radius.
6. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvements to University Avenue
including sidewalks with planned development. The new back of curb should
be located 36 ft. from the back of curb on the east side of University Avenue.
Sidewalk will maybe required to be relocated on University Ave. Striping
should be provided for 3 continuance lanes on University Avenue. The
existing inlet along the north property line should be relocated to align with
the proposed new curb adjacent to the subject property.
7. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
8. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). Similar to
the bank located on the southside of R Street, a stormwater inlet should be
installed at the west property line on R Street and stormwater piped to
the creek.
9. 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.
10. Prior to construction of retaining walls, an engineer's certification of design
and plans must be submitted to Public Works for approval. After construction,
an as -built certification is required for construction of the retaining wall.
11. Obtain a franchise agreement from Public Works (Bennie Nicolo).
12. 371-4818) for the private improvements such as awnings or planters located
in the right-of-way.
E. UTILITIES/FIRE DEPARTMENTIPARKSICOUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available to this site.
Entergy: Entergy does not object to this proposal. There do not appear to be any
conflicts with existing electrical utilities at this location. There is an existing
K,
April 25, 2019
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z -5534-C
overhead power line on the north side of the property. Care should be used in
constructing the drive .on the north side of this project as it will be under an
energized power line. Proper clearances to the wires must be maintained during
and after construction of the drive. Contact Entergy in advance to discuss
electrical service requirements, or adjustments to existing facilities (if any) as this
project proceeds.
Centerpoint Energy: No comments received
AT & T: No comments received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
A water main extension will be needed to provide water service to this property.
The Little Rock Fire Department needs to evaluate this site to determine whether
additional public and/or private fire hydrant(s) will be required. If additional fire
hydrant(s) are required, they will be installed at the Developer's expense.
Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional review.
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required.
Fire Department
Full plan review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is 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.
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April 25, 2019
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z -5534-C
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments — 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square feet that
have a single approved fire apparatus access road when all building are equipped
throughout with approved automatic sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
30' Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1
— D105.4
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceed 30', approved aerial fire apparatus
access roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
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.
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April 25, 2019
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z -5534-C
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.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 = C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office (Capt.
Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and
Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE-
Building
Code: Project is subject to full commercial plan review and approval prior
to issuance of a building permit. For information on submittal requirements and the
review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey�littlerock.goy.
Landsca e:
Site plan 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 (Y2) the full width requirement but in
no case be less than nine (9) feet. The street buffers adjacent to University Ave
and R Street buffer are deficient.
3. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
C.
April 25, 2019
SUBDIVISION
ITEM NO.: A (Cont.
FILE NO.: Z
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, highway or freeway.
This strip shall be at least nine (9) feet wide. The minimum dimension shall be
one-half ('/2) the full width requirement but in no case be less than nine (9) feet.
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.
Perimeter planting strips adjacent to the R Street right-of-way and a portion of
the north perimeter planting strip are deficient. A City Beautiful variance may
be required before a building permit is issued.
5. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum 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.
Interior parking islands have not been provided. A City Beautiful variance may
be required before a building permit is issued.
6. Land use buffers are to be maintained adjacent to the R-2 zoned property to
the west. As a component of all land use buffer requirements, opaque
screening, whether a fence or other device, a minimum of six (6) feet in height
shall be required upon the property line side of the buffer. A minimum of seventy
(70) percent of the land use buffer shall be undisturbed. Easements cannot
count toward fulfilling this requirement. In addition to the required screening,
buffers are to be landscaped at the rate of one (1) tree and three (3) shrubs for
every thirty (30) linear feet.
7. The City Beautiful Commission recommends
trees as feasible on this site. Credit toward
requirements can be given when preserving
or larger.
G. TRANSPORTATION/PLANNING:
Rock Re ion Metro: No comments received.
preserving as many existing
fulfilling Landscape Ordinance
trees of six (6) inch caliper
Planning Division: This request is located in West Little Rock Planning District.
The Land Use Plan shows Public/Institutional (PI) for this property. The
Public/Institutional category includes public and quasi -public facilities that provide
a variety of services to the community such as schools, libraries, fire stations,
churches, utility substations, and hospitals. A Planned Zoning District is required
if the use is mixed office and commercial. The applicant has applied for a rezoning
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April 25, 2019
SUBDIVISION
ITEM NC.: A
FILE NO.: Z -5534 -
from R-2 (Single Family District) to PCD (Planned Commercial District) to allow
development of a future mixed use building as an allowable use. The first floor is
commercial and the second floor is residential.
Master Street Plan: East of the property is N. University Avenue and it is shown
as a Collector on the Master Street Plan. South of the property is R Street and it is
shown as 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 a Local Street is to provide access to adjacent properties. Local
Streets that are abutted by non-residential zoning/use or more intensive zoning
than duplexes are considered as "Commercial Streets". A Collector design
standard is used for Commercial Streets. These streets may require dedication of
right-of-way and may require street improvements.
Bicycle Plan: A Class II Bike Lane is shown along N. University Avenue. Bike
Lanes provide a portion of the pavement for the sole use of bicycles.
H. SUBDIVISION COMMITTEE COMMENT: (November 20, 2018)
Brad Peterson of Crafton Tull was present representing the application. Staff
introduced the item and noted additional information was needed on the proposed
development. Staff requested details on building height, setbacks, signage and
site lighting. Staff requested specifics on the type of uses proposed for the ground
floor and the size of the units on the second floor. The days and hours of operation
for the retail uses were requested. Staff asked for proposed building elevations.
Staff asked if access to the retail would be from the University Avenue side. The
location of the proposed dumpster was questioned by staff as it was indicated as
adjacent to the residential properties to the west. Staff suggested relocating the
dumpster. Public Works comments were noted and discussed. The applicant was
advised to provide a sketch grading and drainage plan to indicate where runoff
would be directed. Staff discussed the nature of the required improvements to the
abutting streets. Landscape comments were presented. It was noted that the
proposed plan would also require a variance from the City Beautiful Commission.
The comments from the other reviewing agencies were noted. The applicant was
advised to submit responses to staff issues by November 28, 2018. The committee
forwarded the item to the full commission.
ANALYSIS:
The request is to rezone this vacant, .5 +/- acres site from R-2 single family
residential to PCD to allow for construction of a three story mixed use building and
associated parking. The proposal includes construction of a single building with
4,864 square feet of retail space on the ground floor and two floors of residential
units (four, 1,070 square foot units per floor). Uses on the ground floor will be
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April 25, 2019
SUBDIVISION
ITEM NO.: A (Cont.
FILE NO.: Z -5534-C
limited to those allowed in the C-1 neighborhood commercial district with the
exception of the following uses: Church, cigar, tobacco and candy store, custom
sewing and millinery, day nursery or day care, adult day care, duplication shop,
eating place inside, fire station, key shop, laundromat or pitch -up station, lodge or
fraternal organization, medical appliance fitting and sales, medical marijuana
cultivation facility, medical marijuana dispensary, mobile canteen, a paint and
wallpaper store, pet shop, private school, school, secondhand store, shoe repair,
studio, tool and equipment rental and two-family residences. The commercial uses
may operate up to seven days a week, from 7 a.m. to 10 p.m.
The building is proposed to be located at the University and R Street property lines.
A 23 space parking lot is proposed to be located on the west side of the building,
with access off of R Street. The three story building will have a height of 40 feet
at the highest parapet.
Access to the retail spaces will be from both the east and west sides. Retail spaces
will also adjoin the interior building lobby. No ground mounted sign is proposed.
Signage will consist of wall signage on both the east and west facades.
Site lighting will be directed inward and downward with full cut off. Where
practicable, lighting will be limited to bollard, landscape and building lighting.
The dumpster is being shown on the south perimeter of the parking lot, with the
opening directed to the street. This requires the dumpster service truck to back
directly into the street. The dumpster screen will be constructed from masonry,
brick or fagade materials complimentary to the building, with a solid metal gate.
Service hours are limited to 7 a.m. to 6 p.m., Monday — Friday.
The applicant submitted responses to issues raised at subdivision committee and
has stated they will comply with all comments. A variance is requested from the
street buffer requirement along both street frontages as the building is proposed
to be located at those property lines. The building height of 40 feet is taller than
the typical building height of 35 feet. As a PCD, it is not a variance. The typical
parking requirement for the proposed use mix is 28 spaces. 12 spaces are required
for the residential uses (1.5/per unit). 16 spaces are required for the commercial
spaces (1/300 sq. ft.). The plan indicates only 23 spaces.
Staff is not supportive of the proposed PCD zoning. Staff does not believe it is
appropriate to extend commercial zoning and uses across to the west side of
University Avenue. Staff has previously voiced support for some level of
residential zoning above traditional detached single family density on the west side
of University at this location. Other than for the two banks and a dentist office, all
uses west of University in this area are single family residences. The office and
commercial zoning north of this site, at Kavanaugh and University, are the result
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April 25, 2019
SUBDIVISION
ITEM NO.: A (Cont.
FILE NO.: Z -5534-C
of court action in the early 1960's. Neither staff nor the planning commission
supported the PD -O zoning to allow the bank located south of this site. The
adopted land use plan show PI public and institutional for the site which is reflective
of its past occupancy by a church. RL residential low density is the predominant
land use pattern west of University. Additionally, staff cannot support the plan
showing the dumpster as located with service being directly off of R Street.
There are potential issues related to stormwater run-off and detention which staff
continues to study. That information will be provided to the commission at the
hearing.
J. STAFF RECOMMENDATION:
Staff recommends denial of the application.
PLANNING COMMISSION ACTION: (DECEMBER 13, 2018)
The applicant was present. There were several objectors present. Staff informed the
commission that the applicant had, just prior to the meeting, requested deferral of the item
to allow time to meet with the neighborhood and to consider possible revisions to the
proposal. Staff recommended deferral of the item to the January 31, 2019 meeting.
There was no further discussion. A motion was made and seconded to waive the
commission's bylaws to allow the late request for deferral. The motion was approved by
a vote of 10 ayes, 0 noes and 1 absent. The item was then placed on the consent agenda
and approved for deferral to the January 31, 2019 meeting by a vote of 10 ayes, 0 noes
and1 absent.
STAFF UPDATE AND RECOMMENDATION:
No additional information has been submitted. Staff continues to recommend denial of
the application.
PLANNING COMMISSION ACTION: (JANUARY 31, 2019)
The applicant was not present. There were no objectors present. Staff informed the
commission that the required notices had not been sent and the item needed to be
deferred. There was no further discussion. The item was placed on the consent agenda
and approved for deferral to the March 14, 2019 meeting. The vote was 10 ayes, 0 noes
and 1 absent.
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April 25, 2019
SUBDIVISION
M NO__ A (Cont.) FILE NO.: Z -5534-C
STAFF UPDATE AND RECOMMENDATION:
The applicant submitted some revisions to the plan. The proposed building fagade has
been revised to have a more contemporary appearance but remains 3 -stories with a
predominate height of 36 feet. The maximum parapet height will be 40 feet. The first
floor will be dedicated to retail and office uses selected from the C-1 zoning district as
previously proposed. The second and third floors will be residential condos with individual
ownership.
The site plan has been revised to show covered parking along the west side of the parking
lot to serve the residents of the condos. The dumpster area has been moved away from
the street and adjacent residential property. Compliance with Public Works comments
regarding street design, drainage and signage is shown on the revised site plan. The
developer is offering street modifications and installation of signage on R Street to provide
a one-way east bound street from Normandy to the west boundary of the Regions Bank
property. The developer is also open to exploring options for modifying existing site
lighting on the Regions Barn property to alleviate impacts to neighboring residences.
Storm drainage improvement will be installed on both sides of R Street to accommodate
drainage from the wider street and stormwater detention will be installed to limit runoff to
below downstream capacities.
In order to limit the perceived height of the building relative to adjacent properties, the
finished floor of the new building is now proposed to be set approximately 3 feet below
the grade of the University Avenue and R Street elevation. This will limit the fill across
the west half of the site and lower the height of the retaining wall adjacent to residential
properties. The covered parking, new 6 foot wood fence and dense evergreen screening
along the west property line ae proposed to work in conjunction with the existing 6 foot
fence and mature vegetation to limit sight lines from the residential balconies to the west.
In response to the submittal, Public Works staff has the following additional comments:
1. Signage and improvement plans for R Street will be required to be approved and
installed prior to the proposed modification to the existing traffic pattern
2. One way east bound traffic flow on R Street would result in properties at 55, 56 and
57 Normandy Drive having reduced access from Cantrell road only. Access will no
longer be permitted from University Avenue by way of R Street. Depending on the
location of the proposed driveway, 54 Normandy Drive may be impacted also.
3. Provide written acknowledgement from the property owners impacted by the proposed
change in the one-way east bound traffic flow on R Street in support of the revision.
4. The proposed grading and drainage plan shows areas of the site to drain to
R Street where previous flows were not directed. Provide calculations to determine
sufficient capacity of the existing R Street drainage infrastructure. If sufficient capacity
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April 25, 2019
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z -5534-C
is not available, excess detention must be provided on site to not exceed the
existing R Street drainage infrastructure during the 25 year storm event.
5. "No Parking" signage should be installed on R Street prior to the issuance of a
certificate of occupancy for the proposed development.
6. Are the existing utility communication lines on University Avenue adjacent to the
subject property proposed to be buried or relocated for the possible installation of
street trees and a wider sidewalk?
Staff continues not support the extension of commercial uses across University Avenue.
Staff believes the proposed development will have a negative impact on the adjacent
residential neighborhood from a use, traffic, lighting, noise and drainage perspective.
Staff recommends denial of the proposal.
PLANNING COMMISSION ACTION. (MARCH 14, 2019)
The applicant was not present. There were no objectors present. Staff informed the
commission that the applicant had informed staff on March 8 of his desire to amend the
application to reduce the building down to two stories with either one floor of
retail/commercial and one floor with four residences or two floors with four residences per
floor. Staff stated they believed the item needed to be deferred to allow time for staff to
review the amended application and to allow the applicant an opportunity to meet with the
neighborhood. There was no further discussion. The item was placed on the consent
agenda and approved for deferral to the April 25, 2019 agenda. The vote was 10 ayes,
0 noes and 1 absent.
STAFF UPDATE AND RECOMMENDATION:
The applicant has amended the application. The proposed building is now two stories in
height (reduced from the originally requested three stories). The first (ground -level) floor
is proposed to consist of 5,608 square feet of retail space utilizing the selected list of C-1
uses as originally proposed and outlined in the Paragraph I analysis. The elevation
drawing indicates that square footage being divided into four lease spaces. Days and
hours of operation for the commercial uses remain 7 am to 10 pm, seven days a week.
The second floor is proposed to consist of four, 1,402 square foot dwellings. -Access to
the commercial spaces is from both the west and east sides of the building. Access to
the residential spaces is from a central lobby area which contains stairs and a lobby. The
building height has been reduced down to 26'8" with three tower/parapet elements
extending up to 31'4" on both the east and west facades. Signage is still proposed for
both the east and west fagade.
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April 25, 2019
SUBDIVISION
EM NO.: A [C
FILE NO.: Z -5534-C
The applicant has stated an alternative may be to utilize the first floor for four residential
units, matching the proposed use for the second floor. Staff can support that alternative.
As long as commercial/retail is proposed as a use for the property, staff cannot support
the application. Staff continues to maintain the position that it is inappropriate to extend
commercial across to the west side of University Avenue.
Staff recommends denial of the application.
PLANNING COMMISSION ACTION: (APRIL 25, 2019)
The applicants were present. There were two registered objectors present. Staff
presented the item and gave an update on revisions to the plan. Staff stated the proposal
was now a two-story building with either two floors of four residential units each or one
floor of the previously proposed C-1 uses and one floor of four residential units. Staff
read into the record the contents of an e-mail from Norman Hodges, Heights
Neighborhood Association President, to the applicants. In that e-mail, Mr. Hodges stated
the HNA board voted unanimously to support the proposed project at their April 22, 2019
Board meeting, with the following requirements added to the proposal:
1. Residential rental units, if utilized, shall have lease terms of no less than one year
and no subletting shall be permitted. No Airbnb or other short term rental options
shall be permitted.
2. Weekday and Saturday commercial spaces operational hours shall be 8:00 am —
7:00 pm and Sunday commercial operational hours shall be noon — 6:00 pm.
3. There shall be an enforceable agreement with Regions Bank (located across
R Street to the south) that it will redirect its exterior lighting inward and downward,
so that light from those fixtures does not enter the property of adjoining residential
units.
Staff stated the applicants had amended their application to include the above items
requested by the HNA board.
Staff stated they were still opposed to any proposal to extend commercial zoning and
uses across to the west side of University Avenge and recommended denial of the
application.
Brad Peterson, of Crafton Tull, addressed the commission in support of the application.
He stated the proposal was not a full -commercial development but a mixed use
development to transition between the commercial district and the residential
neighborhood. He stated they had made changes in the proposal in response to
13
SUBDIVISION COMMITTEE COMMENTS
NOVEMBER 20, 2018
ITEM N0.:3. UNIVERSITY AND R STREET
SHORT -FORM PCD
LOCATED ON THEN W CORNER OF UNIVERSITY AND R STREET Z -5534-C
Planning Staff Comments:
Provide notification of the owners of properties located within 200 feet of the site including the
certified abstract list, notice form with affidavit completed and proof of mailing. The notices must
be mailed no later than November 28, 2018. Proof of notice must be delivered to staff no later than
December 7, 2018
Notification of the public hearing has been mailed to all properties within 2001. A copy of the
notice, certified mail receipts, and certified abstract list are attached.
2. Provide building height
The highest parapet on the building will be 40'-0" above finished floor.
3. Label all building setbacks
All zoning setbacks have been shown and proposed dimension from the building the property
lines have been added to the site plan.
4. Describe the improvement that appears to extend into the R -O -W at the SE corner of the site
Improvements within the 20' radial R -O -W dedication at the southeast corner of the site will
consist of a uncovered concrete patio enclosed by a decorative metal fence.
5. Specifically describe the uses proposed for the first floor.
Used on the first floor will be limited to allowed C-1 uses with the exception of Church, Cigar,
tobacco, and candy store, Customer sewing and millinery, Day nursery or day care center, Adult
day care center, Duplication shop, Eating place inside, Fire Station, Key shop, Laundromat or
pick up station, Lodge or fraternal organization, Medical appliance fitting and sales, Medical
marijuana cultivation facility, Medical marijuana dispensary, Mobile canteen, Paint and
wallpaper store, Pet shop, Private school, School, Secondhand store, Shoe repair, Studio, Tool
and equipment rental, and two family residences.
6. Specifically describe the number and size of residential units proposed for the second floor.
The second and third floors each will contain 4 residential units. The residential units will each
contain approximately 1,070 square feet with private balconies. Access to the units will be from
interior corridors. A common area with lobby, stairs, elevator, and shared balconies will separate
the north and south halves of the building.
7. Provide a signage plan
Overall building signage is shown on the building elevations. First floor tenant signage will be
consistent with the sign ordinance regulations.
Carney, Dana
From: Floriani, Vince
Sent: Friday, February 15, 2019 3:16 PM
To: Carney, Dana
Subject: FW: Z -5534-C University and R St Revised Site Plan
Dana,
I spoke with !on again and I have added a comment from his suggestion.
1. Signage and improvement plans for R St. will be required to be approved and installed prior to the proposed
modification to the existing traffic pattern.
2. One way EB traffic flow on R St. would result in properties at 55 , 56, and 57 Normandy Drive having reduced
access from Cantrell Road only. Access will no longer be permitted from University Ave. by way of R
St. Depending on the location of the proposed driveway, 54 Normandy Drive maybe impacted also.
3. Provide written acknowledgment from the property owners impacted by the proposed change in the one way
EB traffic flow on R St. in support of the revision.
4. The proposed grading and drainage plan shows areas of the site to drain to R St. where previous flows were not
directed. Provide calculations to determine sufficient capacity of the existing R St. drainage infrastructure. If
sufficient capacity is not available, excess detention must be provided on site to not exceed the existing R St.
drainage infrastructure during the 25 year storm event.
5. "No Parking" signage should be installed on R St. prior to the issuance of a CO for the proposed development.
6. Are the existing utility communication lines on University Ave. adjacent to the subject property proposed to be
buried or relocated for the possible installation of street trees and a wider sidewalk?
Vince Floriani, P.E.
Little Rock Public Works -Civil Engineering
701 W. Markham St.
Little Rock, Arkansas 72201
501-371-4817
From: Floriani, Vince
Sent: Friday, February 15, 2019 2:01 PM
To: Carney, Dana
Subject: Z -5534-C University and R St Revised Site Plan
Dana,
Below are the Public Works comments on the revised site plan to be added to the existing comments:
1. Signage and improvement plans for R St. will be required to be approved and installed prior to the proposed
modification to the existing traffic pattern.
2. One way traffic flow EB on R St. would result in properties at 55 , 56, and 57 Normandy Drive having reduced
access from Cantrell Road only. Access will no longer be permitted from University Ave. by way of R St.
3. The proposed grading and drainage plan shows areas of the site to drain to R St. where previous flows were not
directed. Provide calculations to determine sufficient capacity of the existing R St. drainage infrastructure. If
sufficient capacity is not available, excess detention must be provided on site to not exceed the existing R St.
drainage infrastructure during the 25 year storm event.
4. "No Parking" signage should be installed on R St. prior to the issuance of a CO for the proposed development.
5. Are the existing utility communication lines on University Ave. adjacent to the subject property proposed to be
buried or relocated for the possible installation of street trees and a wider sidewalk?
Carney, Dana
From: Floriani, Vince
Sent: Friday, February 15, 2019 3:16 PM
To: Carney, Dana
Subject: FW: Z -5534-C University and R St Revised Site Plan
Dana,
I spoke with Jon again and I have added a comment from his suggestion.
1. Signage and improvement plans for R St. will be required to be approved and installed prior to the proposed
modification to the existing traffic pattern. (Volo,
2. One way EB traffic flow on R St. would result in properties at 55 , 56, and 57 Normandy Drive having reduced
access from Cantrell Road only. Access will no longer be permitted from University Ave. by way of R
St. Depending on the location of the proposed driveway, 54 Normandy Drive maybe impacted also. /\.�oTtkl
3. Provide written acknowledgment from the property owners impacted by the proposed change in the one way
EB traffic flow on R St. in support of the revision. Alc'"C- �`�" S-A--- C.- W
4. The proposed grading and drainage plan shows areas oette s:- e to t rain o R 5 . where previous flows were not
directed. Provide calculations to determine sufficient capacity of the existing R St. drainage infrastructure. If
sufficient capacity is not available, excess detention must be provided on site to not exceed the existing R St.
drainage infrastructure during the 25 year storm event. J 71e_ /ScrF Pe-kDs-,0M0
5. "No Parking" signage should be installed on R St. prior to the issuan of a CQ for the propo d development.
ln-i6. Are the existing utility communication lines on University Ave. adjac�fi�'to he subjet property proposed to be
buried or relocated for the possible installation of street trees and a wider sidewalk?
&�-X ;. -±, -, + [.L J ��: (� rt zoo /�i cs1 r� ,�� �.t rj 2 ^v 0 do
Vince Floriani, P.E.
Little Rock Public Works -Civil Engineering
701 W. Markham St.
Little Rock, Arkansas 72201
501-371-4817
From: Floriani, Vince
Sent: Friday, February 15, 2019 2:01. PM
To: Carney, Dana
Subject: Z -5534-C University and R St Revised Site Plan
Dana,
Below are the Public Works comments on the revised site plan to be added to the existing comments:
1. Signage and improvement plans for R St. will be required to be approved and installed prior to the proposed
modification to the existing traffic pattern.
2. One way traffic flow EB on R St. would result in properties at 55, 56, and 57 Normandy Drive having reduced
access from Cantrell Road only. Access will no longer be permitted from University Ave. by way of R St.
3. The proposed grading and drainage plan shows areas of the site to drain to R St. where previous flows were not
directed. Provide calculations to determine sufficient capacity of the existing R St. drainage infrastructure. If
sufficient capacity is not available, excess detention must be provided on site to not exceed the existing R St.
drainage infrastructure during the 25 year storm event.
4. "No Parking" signage should be installed on R St. prior to the issuance of a CO for the proposed development.
5. Are the existing utility communication lines on University Ave. adjacent to the subject property proposed to be
buried or relocated for the possible installation of street trees and a wider sidewalk?
SUBDIVISION COMMITTEE COMMENTS
NOVEMBER 20, 2018
ITEM NO.: 3. UNIVERSITY AND R STREET
SHORT -FORM PCD
LOCATED ON THE N W CORNER OF UNIVERSITY AND R STREET Z -5534-C
Planning Staff Comments:
1. Provide notification of the owners of properties located within 200 feet of the site including the
certified abstract list, notice form with affidavit completed and proof of mailing. The notices must
be mailed no later than November 28, 2018. Proof of notice must be delivered to staff no later than
December 7, 2018
2. Provide building height
3. Label all building setbacks
4. Describe the improvement that appears to extend into the R -O -W at the S E corner of the site
5. Specifically describe the uses proposed for the first floor.
6. Specifically describe the number and size of residential units proposed for the second floor.
7. Provide a signage plan
8. Provide days and hours of operation for commercial uses
9. Provide a site lighting plan
10. Provide details of dumpster screening. Staff recommends dumpster service hours be limited to 7
a.m. — 6 p.m., Monday — Friday.
11. Provide building elevation graphic (all sides).
12. Where is access to retail?
13. Relocate dumpster away from residential uses.
Variance/Waivers:
Buffer variance
Public Works:
1. N. University Ave 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. Due to the proposed use of the property, the Master Street Plan specifies that R Street for the frontage
of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from
centerline.
3. A 20 feet radial dedication of right-of-way is required at the intersection of University Ave and R
St.
4. Repair or replace any curb, gutter, sidewalk and access ramps that are missing, damaged or not in
compliance with ADA recommendations in the public right-of-way prior to occupancy.
5. The curb radius at the University & R St. intersection should be improved to a 25 ft radius.
6. With site development, provide design of street conforming to the Master Street Plan. Construct
one-half street improvements to University Ave including sidewalks with planned development.
The new back of curb should be located 36 ft from the back of curb on the east side of University
Ave. Sidewalk will maybe required to be relocated on University Ave. Striping should be provided
for 3 continuance lanes on University Ave. The existing inlet along the north property line should
be relocated to align with the proposed new curb adjacent to the subject property.
ITEM NO.. 3. CONT 2-5534-C
7. A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any land
clearing or grading activities at the site. Other than residential subdivisions, site grading and
drainage plans must be submitted and approved prior to the start of construction.
8. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). Similar to the bank located on the
southside of R St., a stormwater inlet should be installed at the west property line on R St. and
stormwater piped to the creek.
9. 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.
10. Prior to construction of retaining walls, a engineer's certification of design and plans must be
submitted to Public Works for approval. After construction, an as -built certification is required for
construction of the retaining wall.
11. Obtain a franchise agreement from Public Works (Bennie Nicolo,
12. 371-4818) for the private improvements such as awnings or planters located in the right-of-way.
Utilities and Fire Department/County Department/CountyPlannin
Little Rock Water Reclamation Authority: Sewer Available to this site
Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing
electrical utilities at this location. There is an existing overhead power line on the north side of the
property. Care should be used in constructing the drive on the north side of this project as it will be
under an energized power line. Proper clearances to the wires must be maintained during and after
construction of the drive. Contact Entergy in advance to discuss electrical service requirements, or
adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comments received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
A water main extension will be needed to provide water service to this property.
The Little Rock Fire Department needs to evaluate this site to determine whether additional public
and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be
installed at the Developer's expense.
Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for
review. Plan revisions may be required after additional review. Contact Central Arkansas Water
regarding procedures for installation of water facilities and/or fire service. Approval of plans by the
Arkansas Department of Health Engineering Division and Little Rock Fire Department is required
AT&T: No comments received.
ITEM NO.: 3. CDN'T(Z-5534-Cl
Fire Department:
Full plan review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located
on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1
Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved
by the fire chief.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code
Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter
constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access
road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of
fire apparatus weighing at least 75,000 pounds.
_Commercial and Industrial Dc'%--elopnients — 2 ineaiis of access. - Maintain fire apparatus access roads
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding
30 feet or three stories in height shall have at least two means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross
building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus
access roads.
Exception: Projects having a gross building area of up to 124,000 square feet that have a single
approved fire apparatus access road when all building are equipped throughout with approved
automatic sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance
apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or
area to be served, measured in a straight line between accesses.
30' Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D105.1— D105.4
ITEM NO.: 3. CON'(Z-5534-Cl
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.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C 10 1 —
C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire
Marshals Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and
Distribution of Fire Hydrants as per Table C105.1.
Building Codes:
County Planning: No comments received.
Rock Re ion METRO:
Planning Division: This request is located in West Little Rock Planning District. The Land Use Plan shows
Public/Institutional (PI) for this property. The Public/Institutional category includes public and
quasi -public facilities that provide a variety of services to the community such as schools, libraries,
fire stations, churches, utility substations, and hospitals. A Planned Zoning District is required if the
use is mixed office and commercial. The applicant has applied for a rezoning from R-2 (Single
Family District) to PCD (Planned Commercial District) to allow development of a future mixed use
building as an allowable use. The first floor is commercial and the second floor is residential.
ITEM NO.: 3. CON' Z -5534-C
Master Street Plan: East of the property is N University Avenue and it is shown as a Collector on
the Master Street Plan. South of the property is R Street and it is shown as 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 a Local Street is to provide access to adjacent
properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning
than duplexes are considered as "Commercial Streets". A Collector design standard is used for
Commercial Streets. These streets may require dedication of right-of-way and may require street
improvements.
Bicycle Plan: A Class II Bike Lane is shown along N. University Ave. Bike Lanes provide a portion
of the pavement for the sole use of bicycles.
Landscape:
1. Site plan 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 ('/2) the full width requirement but in no case be less than nine (9)
feet. The street buffers adjacent to University Ave and R Street buffer are deficient.
3. Screening requirements will need to be met for the vehicular use areas adjacent to street right-
of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet
within the required landscape area. Provide trees with an average linear spacing of not less than
thirty (30) feet.
4. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining
property or the right-of-way of any street, highway or freeway. This strip shall be at least nine
(9) feet wide. The minimum dimension shall be one-half ('/z) the full width requirement but in
no case be less than nine (9) feet. 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.
Perimeter planting strips adjacent to the R Street right-of-way and a portion of the north
perimeter planting strip are deficient. A City Beautiful variance may be required before a
building permit is issued.
5. Eight percent (8%) of the vehicular use area must be designated for green space; this green space
needs to be evenly distributed throughout the parking area(s). The minimum size of an interior
landscape area shall be one hundred fifty (15 0) 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.
Interior parking islands have not been provided. A City Beautiful variance may be required
before a building permit is issued.
ITEM NO.: 3. CON'T Z -5534-C
6. Land use buffers are to be maintained adjacent to the R-2 zoned property to the west. As a
component of all land use buffer requirements, opaque screening, whether a fence or other
device, a minimum of six (6) feet in height shall be required upon the property line side of the
buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed.
Easements cannot count toward fulfilling this requirement. In addition to the required screening,
buffers are to be landscaped at the rate of one (1) tree and three (3) shrubs for every thirty (30)
linear feet.
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.
Other: Submit responses to staff issues and 4 copies of a revised plan no later than Wednesday November
28, 2018.
SUBDIVISION COMMITTEE COMMENTS
NOVEMBER 20, 2018
ITEM NO.:3. UNIVERSITY AND TREET
SHORT -FORM PCD
LOCATED ON THEN W CORNER OF UNIVERSITY AND R STREET LZ -5534-C)
PlannineStaff Comments:
1. Provide notification of the owners of properties located within 200 feet of the site including the
certified abstract list, notice form with affidavit completed and proof of mailing. The notices must
be mailed no later than November 28, 2018. Proof of notice must be delivered to staff no later than
December 7, 2018
Notification of the public hearing has been mailed to all properties within 200'. A copy of the
notice, certified mail receipts, and certified abstract list are attached.
2. Provide building height
The highest parapet on the building will be 40'-0" above finished floor.
3. Label all building setbacks
All zoning setbacks have been shown and proposed dimension from the building the property
lines have been added to the site plan.
4. Describe the improvement that appears to extend into the R -O -W at the SE corner of the site
Improvements within the 20' radial R -O -W dedication at the southeast corner of the site will
consist of a uncovered concrete patio enclosed by a decorative metal fence.
5. Specifically describe the uses proposed for the first floor.
Used on the first floor will be limited to allowed C-1 uses with the exception of Church, Cigar,
tobacco, and candy store, Customer sewing and millinery, Day nursery or day care center, Adult
day care center, Duplication shop, Eating place inside, Fire Station, Key shop, Laundromat or
pick up station, Lodge or fraternal organization, Medical appliance fitting and sales, Medical
marijuana cultivation facility, Medical marijuana dispensary, Mobile canteen, Paint and
wallpaper store, Pet shop, Private school, School, Secondhand store, Shoe repair, Studio, Tool
and equipment rental, and two family residences.
6. Specifically describe the number and size of residential units proposed for the second floor.
The second and third floors each will contain 4 residential units. The residential units will each
contain approximately 1,070 square feet with private balconies. Access to the units will be from
interior corridors. A common area with lobby, stairs, elevator, and shared balconies will separate
the north and south halves of the building.
7. Provide a signage plan
Overall building signage is shown on the building elevations. First floor tenant signage will be
consistent with the sign ordinance regulations.
8. Provide days and hours of operation for commercial uses
Commercial uses may operate up to 7 days a week, from 7 AM to 10 PM
9. Provide a site lighting plan
Site lighting will be directed inward and downward with full cut off. Where practicable, lighting
will be limited to bollard, landscape, and building lighting.
10. Provide details of dumpster screening. Staff recommends dumpster service hours be limited to 7
a.m. - 6 p.m., Monday - Friday.
The dumpster screen will be constructed from masonry, brick, or facade materials that are
complimentary to the building, with a solid metal gate to completely conceal the dumpster
itself.
11. Provide building elevation graphic (all sides).
Building elevations have been provided.
12. Where is access to retail?
Access to the retail spaces will be a the first floor level on both the east and west sides of the
building. Exterior entrance locations are shown on the building elevation. Retail spaces will also
adjoin the building lobby.
13. Relocate dumpster away from residential uses.
VariancelWaiyers:
• Variance from street buffer requirements on University Ave. and R St. are requested.
• A variance from minimum parking requirements is requested.
• A variance from building height restrictions is request.
Public Works:
1. N. University Ave is classified on the Master Street Plan as a collector street. A dedication of right-
of-way 30 feet from centerline will be required.
Will comply.
2. Due to the proposed use of the property, the Master Street Plan specifies that R Street for the frontage
of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from
centerline.
Will comply.
3. A 20 feet radial dedication of right-of-way is required at the intersection of University Ave and R St.
Will comply.
4. Repair or replace any curb, gutter, sidewalk and access ramps that are missing, damaged or not in
compliance with ADA recommendations in the public right-of-way prior to occupancy.
Will comply.
5. The curb radius at the University & R St. intersection should be improved to a 25 ft radius.
Will comply.
6. With site development, provide design of street conforming to the Master Street Plan. Construct one-
half street improvements to University Ave including sidewalks with planned development. The
new back of curb should be located 36 ft from the back of curb on the east side of University Ave.
Sidewalk will maybe required to be relocated on University Ave. Striping should be provided for 3
continuance lanes on University Ave. The existing inlet along the north property line should be
relocated to align with the proposed new curb adjacent to the subject property.
The site plan has been revised to show University Ave. widening and modification of the existing
curb inlet. Striping plans for University Ave. will be submitted for approval at construction
permitting.
7. A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any land
clearing or grading activities at the site. Other than residential subdivisions, site grading and
drainage plans must be submitted and approved prior to the start of construction.
Will comply.
8. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). Similar to the bank located on the
southside of R St., a stormwater inlet should be installed at the west property line on R St. and
stormwater piped to the creek.
Will comply.
9. 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.
Will comply.
10. Prior to construction of retaining walls, a engineer's certification of design and plans must be
submitted to Public Works for approval. After construction, an as -built certification is required for
construction of the retaining wall.
Will comply.
11. Obtain a franchise agreement from Public Works (Bennie Nicolo,371-4818) for the private
improvements such as awnings or planters located in the right -of way.
Will comply.
Utilities and Fire De artmen oun Rha nin :
Little Rock Water Reclamation Authority: Sewer Available to this site
Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing
electrical utilities at this location. There is an existing overhead power line on the north side of the
property. Care should be used in constructing the drive on the north side of this project as it will be
under an energized power line. Proper clearances to the wires must be maintained during and after
construction of the drive. Contact Entergy in advance to discuss electrical service requirements, or
adjustments to existing facilities (if any) as this project proceeds.
Will comply.
Centerpoint Energy: No comments received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
A water main extension will be needed to provide water service to this property.
The Little Rock Fire Department needs to evaluate this site to determine whether additional public
and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be
installed at the Developer's expense.
Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for
review. Plan revisions may be required after additional review. Contact Central Arkansas Water
regarding procedures for installation of water facilities and/or fire service. Approval of plans by the
Arkansas Department of Health Engineering Division and Little Rock Fire Department is required
Will comply.
AT&T: No comments received.
Fire Department:
Full plan review
Maintain Access:
Fire Hidrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. I 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. I
Section D103.2 Grade. Fire apparatus access roads shall not exceed IO percent in grade except as approved
by the fire chief.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code
Vol. I 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.
[- oMmercial and Industrial_ Developments - 2 means of access-. - Maintain fire apparatus access roads
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. I
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding
30 feet or three stories in height shall have at least two means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross
building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus
access roads.
Exception: Projects having a gross building area of up to 124,000 square feet that have a single
approved fire apparatus access road when all building are equipped throughout with approved
automatic sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance
apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or
area to be served, measured in a straight line between accesses.
30' Tall B ildin s - Maintain aerial fire apparatus acces,,; r a 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.
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C 10I -
Cl 05, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire
Marshals 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.
Will comply.
Building Codes:
County Planning: No comments received.
Rock Region METRO:
Planning Division: This request is located in West Little Rock Planning District. The Land Use Plan shows
Public/Institutional (Pl) for this property. The Public/Institutional category includes public and
quasi -public facilities that provide a variety of services to the community such as schools, libraries,
fire stations, churches, utility substations, and hospitals. A Planned Zoning District is required if the
use is mixed office and commercial. The applicant has applied for a rezoning from R-2 (Single
Family District) to PCD (Planned Commercial District) to allow development of a future mixed use
building as an allowable use. The first floor is commercial and the second floor is residential.
Master Street Plan: East of the property is N University Avenue and it is shown as a Collector on
the Master Street Plan. South of the property is R Street and it is shown as 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 a Local Street is to provide access to adjacent
properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning
than duplexes are considered as "Commercial Streets". A Collector design standard is used for
Commercial Streets. These streets may require dedication of right-of-way and may require street
improvements.
Bicycle Plan: A Class II Bike Lane is shown along N. University Ave. Bike Lanes provide a portion
of the pavement for the sole use of bicycles.
Per Public Works, With only this parcel being redeveloped in this corridor, striping for a bike
lane will not be required. Striping will be required for 3 vehicle travel lanes.
Landscase:
1. Site plan 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(Y2) the full width requirement but in no case be less than nine (9)
feet. The street buffers adjacent to University Ave and R Street buffer are deficient.
Variance from street buffer requirements on University Ave. and R St. are requested.
3. Screening requirements will need to be met for the vehicular use areas adjacent to street right- of -
ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within
the required landscape area. Provide trees with an average linear spacing of not less than thirty
(30) feet.
Noted.
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, highway or freeway. This strip shall be at least nine
(9) feet wide. The minimum dimension shall be one-half(V2) the full width requirement but in
no case be less than nine (9) feet. 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.
Perimeter planting strips adjacent to the R Street right-of-way and a portion of the north
perimeter planting strip are deficient. A City Beautiful variance may be required before a
building permit is issued.
Planing strips widths along R Street and the north property line have been increased.
5. Eight percent (8%) of the vehicular use area must be designated for green space; this green space
needs to be evenly distributed throughout the parking area(s). The minimum size of an interior
landscape area shall be one hundred fifty (150) square feet for developments with one hundred
fifty (150) or fewer parking spaces. Interior islands must be a minimum 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.
Interior parking islands have not been provided. A City Beautiful variance may be required
before a building permit is issued.
Interior landscape islands have been added to the plans.
6. Land use buffers are to be maintained adjacent to the R-2 zoned property to the west. As a
component of all land use buffer requirements, opaque screening, whether a fence or other device,
a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A
minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot
count toward fulfilling this requirement. In addition to the required screening, buffers are to be
landscaped at the rate of one (1) tree and three (3) shrubs for every thilty (30) linear feet.
Will comply.
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.
Noted.
January 31, 2019
ITEM NO.: C FILE NO.:
NAME: University and R Street Short -form PCD
LOCATION: Northwest corner of N. University Avenue and R Street
DEVELOPER
Boen Enterprises
P. O. Box 22407
Little Rock, AR 72221
OWNER/AUTHORIZED AGENT:
Regions Bank, Owner
Crafton Tull, Authorized Agent
SURVEYOR/ENGINEER:
Crafton Tull
10825 Financial Center Pkwy., Suite 300
Little Rock, AR 72211
AREA: 0.5165 acres
WARD: 3
CURRENT ZONIN
ALLOWED USES
PROPOSED ZONING:
NUMBER OF LOTS: 1
PLANNING DISTRICT: 3
Single family residential
PCD
FT. NEW STREET: 0 LF
CENSUS TRACT: 49
PROPOSED USE: Mixed use; retail on ground floor and 8 residential units on second
and third floors (4 per floor).
VARIAN CEMAIVERS:
(a) Variance from street buffer requirement on University Avenue and R Street
(b) Variance from the typical minimum parking requirements.
January 31, 2019
SUBDIVISION
ITEM NO.: C (Cont) FILE NO.: Z -5534-C
BACKGROUND:
On October 10, 1957, a request to rezone this site from A (R-2) to F (C-3) was withdrawn.
On February 20, 1979, the Board of Directors denied a request to rezone the site from A
(R-2) to E-1 (0-3). On January 29, 1992, the Planning Commission voted to deny a
request to rezone the site from A to 0-1. The Commission voted to approve a conditional
use permit for a church. In 2013-2014, the church building was removed and the site has
been vacant since.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant has submitted a request to rezone the site to PCD planned
commercial district to allow for construction of a three-story, mixed use building
and associated parking. The applicant desires to construct a single building with
4,864 square feet of retail space on the ground floor and eight (8) studio apartment
spaces on the second and third floors (4 units per floor). The building is proposed
to be located at the east property line along N. University Avenue. The site plan
provides for 23 spaces to be located on the west side of the building with access
off of R Street.
B. EXISTING CONDITIONS:
C
The property is currently cleared and vacant. Banks are located on the properties
to the north and south. Single family residences are located to the west. The
traditional Heights commercial district is located across University Avenue to the
east.
NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and the Heights and Normandy -Shannon Neighborhood
Associations.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS,
1. N. University Avenue 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. Due to the proposed use of the property, the Master Street Plan specifies that
R Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
2
January 31, 2019
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.:
3. A 20 feet radial dedication of right-of-way is required at the intersection of
University Avenue and R Street.
4. Repair or replace any curb, gutter, sidewalk and access ramps that are
missing, damaged or not in compliance with ADA recommendations in the
public right-of-way prior to occupancy.
5. The curb radius at the University & R Street intersection should be improved
to a 25 ft. radius.
6. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvements to University Avenue
including sidewalks with planned development. The new back of curb should
be located 36 ft. from the back of curb on the east side of University Avenue.
Sidewalk will maybe required to be relocated on University Ave. Striping
should be provided for 3 continuance lanes on University Avenue. The
existing inlet along the north property line should be relocated to align with
the proposed new curb adjacent to the subject property.
7. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
8. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). Similar to
the bank located on the southside of R Street, a stormwater inlet should be
installed at the west property line on R Street and stormwater piped to
the creek.
9. 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.
10. Prior to construction of retaining walls, an engineer's certification of design
and plans must be submitted to Public Works for approval. After construction,
an as -built certification is required for construction of the retaining wall.
11. Obtain a franchise agreement from Public Works (Bennie Nicolo).
12. 371-4818) for the private improvements such as awnings or planters located
in the right-of-way.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authorit : Sewer Available to this site.
Entergy: Entergy does not object to this proposal. There do not appear to be any
conflicts with existing electrical utilities at this location. There is an existing
3
January 31, 2019
SUBDIVISION
ITEM NO.: C Cont. FILE NO.: Z -5534-C
overhead power line on the north side of the property. Care should be used in
constructing the drive on the north side of this project as it will be under an
energized power line. Proper clearances to the wires must be maintained during
and after construction of the drive. Contact Entergy in advance to discuss
electrical service requirements, or adjustments to existing facilities (if any) as this
project proceeds.
Centerpoint Ener : No comments received.
AT & T: No comments received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
A water main extension will be needed to provide water service to this property.
The Little Rock Fire Department needs to evaluate this site to determine whether
additional public and/or private fire hydrant(s) will be required. If additional fire
hydrant(s) are required, they will be installed at the Developer's expense.
Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional review.
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required.
Fire Department
Full plan review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is 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.
4
January 31, 2019
SUBDIVISION
ITEM NO.: C (Cont.
FILE NO.: Z -5534-C
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments — 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square feet that
have a single approved fire apparatus access road when all building are equipped
throughout with approved automatic sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
30' Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1
— D105.4
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceed 30', approved aerial fire apparatus
access roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
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.
January 31, 2019
SUBDIVISION
NO.: C (Cont.
FILE NO.: Z -5534-C
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.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 — C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office (Capt.
Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and
Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODESJLANDSCAPE:
Buildin Code: Project is subject to full commercial plan review and approval prior
to issuance of a building permit. For information on submittal requirements and the
review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; cmhey a[7litt€erock_gov.
Landscape:
1. Site plan 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 ('h) the full width requirement but in
no case be less than nine (9) feet. The street buffers adjacent to University Ave
and R Street buffer are deficient.
3. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
January 31, 2019
SUBDIVISION
ITEM NO.: C Cont. FILE NO.: Z -5534-C
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, highway or freeway.
This strip shall be at least nine (9) feet wide. The minimum dimension shall be
one-half ('h) the full width requirement but in no case be less than nine (9) feet.
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.
Perimeter planting strips adjacent to the R Street right-of-way and a portion of
the north perimeter planting strip are deficient. A City Beautiful variance may
be required before a building permit is issued.
5. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum 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.
Interior parking islands have not been provided. A City Beautiful variance may
be required before a building permit is issued.
6. Land use buffers are to be maintained adjacent to the R-2 zoned property to
the west. As a component of all land use buffer requirements, opaque
screening, whether a fence or other device, a minimum of six (6) feet in height
shall be required upon the property line side of the buffer. A minimum of seventy
(70) percent of the land use buffer shall be undisturbed. Easements cannot
count toward fulfilling this requirement. In addition to the required screening,
buffers are to be landscaped at the rate of one (1) tree and three (3) shrubs for
every thirty (30) linear feet.
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 Metra: No comments received.
Planning Dim: This request is located in West Little Rock Planning District.
The Land Use Plan shows Public/Institutional (PI) for this property. The
Public/Institutional category includes public and quasi -public facilities that provide
a variety of services to the community such as schools, libraries, fire stations,
churches, utility substations, and hospitals. A Planned Zoning District is required
if the use is mixed office and commercial. The applicant has applied for a rezoning
7
January 31, 2019
SUBDIVISION
ITEM NO.: C
FILE NO.: Z -5534-C
from R-2 (Single Family District) to PCD (Planned Commercial District) to allow
development of a future mixed use building as an allowable use. The first floor is
commercial and the second floor is residential.
Master Street Plan: East of the property is N. University Avenue and it is shown
as a Collector on the Master Street Plan. South of the property is R Street and it is
shown as 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 a Local Street is to provide access to adjacent properties. Local
Streets that are abutted by non-residential zoning/use or more intensive zoning
than duplexes are considered as "Commercial Streets". A Collector design
standard is used for Commercial Streets. These streets may require dedication of
right-of-way and may require street improvements.
Bicycle Plan: A Class II Bike Lane is shown along N. University Avenue. Bike
Lanes provide a portion of the pavement for the sole use of bicycles.
H. SUBDIVISION COMMITTEE COMMENT: (November 20, 2018)
Brad Peterson of Crafton Tull was present representing the application. Staff
introduced the item and noted additional information was needed on the proposed
development. Staff requested details on building height, setbacks, signage and
site lighting. Staff requested specifics on the type of uses proposed for the ground
floor and the size of the units on the second floor. The days and hours of operation
for the retail uses were requested. Staff asked for proposed building elevations.
Staff asked if access to the retail would be from the University Avenue side. The
location of the proposed dumpster was questioned by staff as it was indicated as
adjacent to the residential properties to the west. Staff suggested relocating the
dumpster. Public Works comments were noted and discussed. The applicant was
advised to provide a sketch grading and drainage plan to indicate where runoff
would be directed. Staff discussed the nature of the required improvements to the
abutting streets. Landscape comments were presented. It was noted that the
proposed plan would also require a variance from the City Beautiful Commission.
The comments from the other reviewing agencies were noted. The applicant was
advised to submit responses to staff issues by November 28, 2018. The committee
forwarded the item to the full commission.
ANALYSIS:
The request is to rezone this vacant, .5 +/- acres site from R-2 single family
residential to PCD to allow for construction of a three story mixed use building and
associated parking. The proposal includes construction of a single building with
4,864 square feet of retail space on the ground floor and two floors of residential
units (four, 1,070 square foot units per floor). Uses on the ground floor will be
1:3
January 31, 2019
SUBDIVISION
ITEM NO.: C {Cont.
FILE NO.: Z -5534-C
limited to those allowed in the C-1 neighborhood commercial district with the
exception of the following uses: Church, cigar, tobacco and candy store, custom
sewing and millinery, day nursery or day care, adult day care, duplication shop,
eating place inside, fire station, key shop, laundromat or pitch -up station, lodge or
fraternal organization, medical appliance fitting and sales, medical marijuana
cultivation facility, medical marijuana dispensary, mobile canteen, a paint and
wallpaper store, pet shop, private school, school, secondhand store, shoe repair,
studio, tool and equipment rental and two-family residences. The commercial uses
may operate up to seven days a week, from 7 a.m. to 10 p.m.
The building is proposed to be located at the University and R Street property lines.
A 23 space parking lot is proposed to be located on the west side of the building,
with access off of R Street. The three story building will have a height of 40 feet
at the highest parapet.
Access to the retail spaces will be from both the east and west sides. Retail spaces
will also adjoin the interior building lobby. No ground mounted sign is proposed.
Signage will consist of wall signage on both the east and west facades.
Site lighting will be directed inward and downward with full cut off. Where
practicable, lighting will be limited to bollard, landscape and building lighting.
The dumpster is being shown on the south perimeter of the parking lot, with the
opening directed to the street. This requires the dumpster service truck to back
directly into the street. The dumpster screen will be constructed from masonry,
brick or fagade materials complimentary to the building, with a solid metal gate.
Service hours are limited to 7 a.m. to 6 p.m., Monday — Friday.
The applicant submitted responses to issues raised at subdivision committee and
has stated they will comply with all comments. A variance is requested from the
street buffer requirement along both street frontages as the building is proposed
to be located at those property lines. The building height of 40 feet is taller than
the typical building height of 35 feet. As a PCD, it is not a variance. The typical
parking requirement for the proposed use mix is 28 spaces. 12 spaces are required
for the residential uses (1.5/per unit). 16 spaces are required for the commercial
spaces (1/300 sq. ft.). The plan indicates only 23 spaces.
Staff is not supportive of the proposed PCD zoning. Staff does not believe it is
appropriate to extend commercial zoning and uses across to the west side of
University Avenue. Staff has previously voiced support for some level of
residential zoning above traditional detached single family density on the west side
of University at this location. Other than for the two banks and a dentist office, all
uses west of University in this area are single family residences. The office and
commercial zoning north of this site, at Kavanaugh and University, are the result
D
January 31, 2019
SUBDIVISION
ITEM NO.: C (Cont.
FILE NO.: Z -5534-C
of court action in the early 1960's. Neither staff nor the planning commission
supported the PD -0 zoning to allow the bank located south of this site. The
adopted land use plan show PI public and institutional for the site which is reflective
of its past occupancy by a church. RL residential low density is the predominant
land use pattern west of University. Additionally, staff cannot support the plan
showing the dumpster as located with service being directly off of R Street.
There are potential issues related to stormwater run-off and detention which staff
continues to study. That information will be provided to the commission at the
hearing.
STAFF RECOMMENDATION:
Staff recommends denial of the application.
PLANNING COMMISSION ACTION:
(DECEMBER 13, 2018)
The applicant was present. There were several objectors present. Staff informed the
commission that the applicant had, just prior to the meeting, requested deferral of the item
to allow time to meet with the neighborhood and to consider possible revisions to the
proposal. Staff recommended deferral of the item to the January 31, 2019 meeting.
There was no further discussion. A motion was made and seconded to waive the
commission's bylaws to allow the late request for deferral. The motion was approved by
a vote of 10 ayes, 0 noes and 1 absent. The item was then placed on the consent agenda
and approved for deferral to the January 31, 2019 meeting by a vote of 10 ayes, 0 noes
and1 absent.
STAFF UPDATE AND RECOMMENDATION:
No additional information has been submitted. Staff continues to recommend denial of
the application.
PLANNING COMMISSION ACTION: (JANUARY 31, 2019)
The applicant was not present. There were no objectors present. Staff informed the
commission that the required notices had not been sent and the item needed to be
deferred. There was no further discussion. The item was placed on the consent agenda
and approved for deferral to the March 14, 2019 meeting. The vote was 10 ayes, 0 noes
and 1 absent.
10