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HomeMy WebLinkAboutpc_01 29 2015sub LITTLE ROCK PLANNING COMMISSION SUBDIVISION HEARING SUMMARY AND MINUTE RECORD JANUARY 29, 2015 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present there being ten (10) members present. II. Members Present: Jennifer Martinez Belt Alan Bubbus Craig Berry Tom Brock Buelah Bynum Keith Cox Janet Dillon Rebecca Finney Bill May Obray Nunnley, Jr. Members Absent: (1) Open Position City Attorney: Cindy Dawson III. Approval of the Minutes of the December 18, 2014 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION SUBDIVISION AGENDA JANUARY 29, 2015 OLD BUSINESS: Item Number: File Number: Title: A. S-1738 Sorrells Subdivision Preliminary Plat, located on the Northwest corner of Sorrells and Rummel Roads. B. S-1705-B Haw Branch Addition Preliminary Plat, located at 13805 Crystal Valley Road. C. Z-5649-D Accu Brand Long-form PD-I, located at 10915 Stagecoach Road. NEW BUSINESS: I. PRELIMINARY PLAT: Item Number: File Number: Title: 1. S-1741 Georganne Estates Preliminary Plat, located at 16913 Cantrell Road. II. SITE PLAN REVIEW/CONDITIONAL USE PERMITS: Item Number: File Number: Title: 2. S-285-MMMM Stonebridge Apartments Subdivision Site Plan Review, located on Stonebridge Circle. Agenda, Page Two III. PLANNED DEVELOPMENTS: Item Number: File Number: Title: 3. Z-4411-N Pleasant Ridge Towne Center Revised Long-form PCD, located at 11525 Cantrell Road. 4. Z-5079-E Family Dollar Short-form PD-C, located at 3407 John Barrow Road. 5. Z-6323-T The Village at Rahling Road Lot 6 Revised PCD, located at 16 Rahling Circle. 6. Z-6622-B Independent Case Management Revised Short-form PD- O, located at 13310 Kanis Road. 7. Z-6660-B Woodland Heights LLC Long-form PD-R, located at 8700 Riley Drive. 8. Z-6883-D 5212 ‘I’ Street Revised Short-form PD-R, located at 5212 ‘I’ Street. 9. Z-7665-C Rowan Park at Kanis Revised Long-form PD-R, located at 1000 Kirby Road. 10. Z-7969-C Layla’s Revised Short-form PCD, located at 6100 Stones Road. 11. Z-8959-A The Lofts at Kanis Creek Long-form PD-R, located on the south side of Kanis Road in the 14300 Block of Kanis Road. 12. Z-8292-A The House of Vision Revised Short-form POD, located at 1921 Wright Avenue. 13. Z-8977-A South Bowman Apartments Long-form PD-R, located at 4212 South Bowman Road. 14. Z-9003 McGrew Short-form PID, located at 7600 Enmar Drive. Agenda, Page Three III. PLANNED DEVELOPMENTS: (CONTINUED) Item Number: File Number: Title: 15. Z-9004 9407 West Markham Short-form PD-O, located at 9407 West Markham Street. 16. Z-9005 Roberts Short-form PD-R, located at 3501 Hill Road. 17. Z-9006 JEA Investments LP Short-form PCD, located at 1711 Rebsamen Park Road. January 29, 2015 ITEM NO.: A FILE NO.: S-1738 NAME: Sorrells Subdivision Preliminary Plat LOCATION: Located on the Northwest corner of Sorrells and Rummel Roads DEVELOPER: Kent Sorrells 35 Sherrill Road Little Rock, AR 72202 SURVEYOR: Paxton R. Singleton Global Surveying Consultants 6511 Heilman Court North Little Rock, AR 72118 AREA: 9.55 acres NUMBER OF LOTS: 6 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 1 – River Mountain CENSUS TRACT: 42.05 VARIANCE/WAIVERS: 1. A variance from Section 31-232 to allow the creation of a pipe stem lot. 2. A variance from Section 31-2 to allow the creation of a pipe stem lot inconsistent with the minimum standards of the Subdivision Ordinance. 3. A variance from Section 31-231 to allow the creation of lots abutting a private street. 4. A deferral of the required street construction to Rummel Road for a period of five (5) years or until one of the lots abutting Rummel Road is final platted. January 29, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1738 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting preliminary plat approval to allow the creation of six (6) single-family lots from a tract containing 10.057 acres. The final platting of the lots will occur in two (2) phases with Lot 1 being the only lot final platted in the first phase. Phase two includes the street construction and final platting of Lots 2 through 6. There are variances associated with the proposed preliminary plat request. These include a variance from Section 31-232 to allow the creation of a pipe stem lot, a variance from Section 31-2 to allow the creation of a pipe stem lot inconsistent with the minimum standards of the Subdivision Ordinance and a variance from Section 31-231 to allow the creation of lots abutting a private street. The applicant is requesting a deferral of the required street improvements to Rummel Road. The applicant is requesting deferral of the street improvements to Rummel Road for a period of five (5) years, until adjacent development occurs or until the final platting of a second lot, Lots 2 through 6. Sorrells Road is a private access easement. B. EXISTING CONDITIONS: This area contains primarily single-family homes located on large tracts and acreage. Rummel Road is an unimproved with open ditches for drainage. The site is heavily wooded. On the south side of Sorrells Road there are a number of single-family homes located on large tracts. West of the site is the Thomas Park Addition which also contains single-family homes on large tracts. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners abutting the site along with the Pinnacle Valley Neighborhood Association, the Tulley Cove Neighborhood Association and the Westchester Heatherbrae Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Rummel Road is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required for the entire length of the property. January 29, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1738 3 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Rummel Road with the planned development. The new back of curb should be 13 feet from the centerline. 3. Stormwater detention ordinance applies to this property. 4. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Greg Simmons, Traffic Engineering, 501.379.1813 for more information. 5. No residential waste collection service will be provided on private streets (Sorrells Road) unless the property owners association provides a waiver of damage claims for operations on private property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. However, there is a single phase electrical line extending west from Rummel Road near the lot line between Lots 4 and 5 which feeds the customer on Lot 1. Entergy will require an easement for this line. All other lots can be served as they develop. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A water main extension will be needed to provide water service to this property. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. January 29, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1738 4 4. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 7. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Fire Department: Maintain access, fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (November 19, 2014) Mr. Paxton Singleton was present representing the request. Staff presented an overview of the development stating there were additional items necessary to complete the review process. Staff requested Mr. Singleton provide the names of owners of any landlocked parcels within or abutting the plat area and the names of owner of platted tracts in excess of 2 ½ acres. Staff also requested Mr. Singleton provide the proposed phasing plan. January 29, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1738 5 Public Works comments were addressed. Staff stated the boundary street ordinance requirements would apply to the lots fronting Rummel Road. Staff stated right of way dedication and street construction would be required for these lots prior to final platting. Mr. Singleton stated the developer was requesting a deferral of the street improvements to Rummel Road until the platting of one of the lots (Lots 2 – 6) which had frontage on the street. Staff stated once Lot 1 was final platted three (3) parcels would be created. Staff stated in addition to the final platting condition there would also be a time limit on the construction of the street improvements. Staff stated the deferral would be for a period of five (5) years or until one of the lots abutting Rummel Road was final platted, whichever occurred first, would result in the requirement for street construction. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing issues raised at the November 19, 2014, Subdivision Committee meeting. The applicant has indicated the zoning classification within and abutting the proposed plat area. The applicant has also indicated there are no land locked parcels abutting the proposed plat area. The applicant has stated the deferral request as requested by staff at the November 19, 2014, Subdivision Committee meeting. The request is for preliminary plat approval to allow the creation of six (6) single- family lots from this single tract containing 10.057 acres. The final platting of the lots is proposed in two (2) phases with Lot 1 being the only lot final platted in the first phase. Phase two will be the final platting of Lots 2 through 6. Upon final platting of these lots the required boundary street improvements to Rummel Road will be completed. There are variances associated with the proposed preliminary plat request. These include a variance from Section 31-232 to allow the creation of a pipe stem lot, a variance from Section 31-2 to allow the creation of a pipe stem lot inconsistent with the minimum standards of the Subdivision Ordinance and a variance from Section 31-231 to allow the creation of lots abutting a private street. The Subdivision Ordinance states the creation of pipe stem lots is prohibited in residential subdivision. The ordinance provides criteria for the creation of pipe stem lots. The ordinance also states lots are to be served by public streets unless otherwise approved by the Commission. January 29, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1738 6 The Subdivision Ordinance defines a pipe stem lot as a tract of land which is served for access, legally and physically by a narrow strip of land less than the ordinance required minimum lot width. The body of a pipe stem lot is typically an elongated figure or a polygon capturing a difficult building site behind another lot. For purposes of a variance of subdivision design for a pipe stem lot the following minimum dimensions will control: (1) The minimum width of the stem at the street right-of-way shall be thirty (30) feet. The lot width at the street is indicated at 32.98-feet. (2) The maximum depth of a pipe stem lot, including the stem shall be limited to three hundred (300) feet. The depth of the lot including the stem is approximately 650-feet. (3) The minimum width of the lot body shall be sixty (60) feet. The lot body is approximately 385-feet. (4) The minimum lot area shall be ten thousand (10,000) square feet. The minimum lot area is 3.301-acres. The applicant is requesting a deferral of the required street improvements to Rummel Road for the first phase of the subdivision. The requested deferral of the street improvements to Rummel Road is for a period of five (5) years, until adjacent development occurs or until the final platting of a second lot within the subdivision, Lots 2 through 6, whichever occurs first. Sorrells Road is a private access easement. No improvements are required to Sorrells Road. Staff is supportive of the request and the associated variances. Staff does not feel the creation of six (6) single-family lots from this 10+ acre parcel will adversely impact the area. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request from Section 31-232 and Section 31-2 for the variances associated with the creation of the pipe stem lots. Staff recommends approval of the variance request to allow the creation of lots abutting a private street. Staff recommends approval of the deferral request for the required boundary street ordinance requirement for street construction to Rummel Road for a period of five (5) years, until abutting street construction occurs or until the final platting of an additional lot contained within Lots 2 through 6. January 29, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1738 7 PLANNING COMMISSION ACTION: (DECEMBER 18, 2014) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated December 11, 2014, requesting deferral of this item to the January 29, 2015, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant submitted a request on January 13, 2015, requesting withdrawal of this item without prejudice. Staff is supportive of the withdrawal request. PLANNING COMMISSION ACTION: (JANUARY 29, 2015) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request on January 13, 2015, requesting withdrawal of this item without prejudice. Staff stated they were supportive of the withdrawal request. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes, 0 absent and 1 open position. January 29, 2015 ITEM NO.: B FILE NO.: S-1705-B NAME: Haw Branch Addition Preliminary Plat LOCATION: Located at 13805 Crystal Valley Road DEVELOPER: Doug Woodall 14996 N. Polk Street Alexander, AR 72002 ENGINEER: McGetrick and McGetrick Engineers P.O. Box 30441 Little Rock, AR 72260 AREA: 9.78 acres NUMBER OF LOTS: 28 FT. NEW STREET: 800 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 17 – Crystal Valley CENSUS TRACT: 42.21 VARIANCE/WAIVERS: None requested. The applicant requested on December 2, 2014, deferral of this item to the January 29, 2015, public hearing to allow the applicant and staff additional time to determine the best location for the new street intersection with Crystal Valley Road. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (DECEMBER 18, 2014) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had requested on December 2, 2014, deferral of this item to the January 29, 2015, public hearing to allow the applicant and staff additional time to determine the best location for the new street intersection with Crystal Valley Road. Staff stated they were supportive of the deferral request. January 29, 2015 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1705-B 2 There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant submitted a request on January 15, 2015, requesting withdrawal of this item without prejudice. Staff is supportive of the withdrawal request. PLANNING COMMISSION ACTION: (JANUARY 29, 2015) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request on January 15, 2015, requesting withdrawal of this item without prejudice. Staff stated they were supportive of the withdrawal request. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes, 0 absent and 1 open position. January 29, 2015 ITEM NO.: C FILE NO.: Z-5649-D NAME: Accu Brand Long-form PD-I LOCATION: Located at 10915 Stagecoach Road DEVELOPER: Accu-Brand Gary Hall P.O. Box 241635 Little Rock, AR 72223 SURVEYOR: Global Surveying Consultants, Inc. 6511 Heilman Court North Little Rock, AR 72118 AREA: 8.949 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family with a CUP for a church ALLOWED USES: Single-family and a Church PROPOSED ZONING: PD-I PROPOSED USE: Machine shop VARIANCE/WAIVERS: None requested The applicant submitted a request dated October 14, 2014, requesting deferral of this item to the December 18, 2014, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (OCTOBER 30, 2014) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated October 14, 2014, requesting a deferral of this item to the December 18, 2014, public hearing. Staff stated they were supportive of the deferral request. January 29, 2015 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-5649-D 2 There was no further discussion of the item. The Chair entertained a motion for approval of the item, as presented by staff. The motion carried by a vote of 11 ayes 0 noes and 0 absent. STAFF UPDATE: The applicant requested on November 19, 2014, this item be deferred to the January 29, 2015, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (DECEMBER 18, 2014) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had requested on November 19, 2014, this item be deferred to the January 29, 2015, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant submitted a request on January 13, 2015, requesting withdrawal of this item without prejudice. Staff is supportive of the withdrawal request. PLANNING COMMISSION ACTION: (JANUARY 29, 2015) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request on January 13, 2015, requesting withdrawal of this item without prejudice. Staff stated they were supportive of the withdrawal request. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes, 0 absent and 1 open position. January 29, 2015 ITEM NO.: 1 FILE NO.: S-1741 NAME: Georganne Estates Preliminary Plat LOCATION: Located at 16913 Cantrell Road DEVELOPER: CJ Pace Construction, LLC 100 Buckland Place Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 15.07 acres NUMBER OF LOTS: 30 FT. NEW STREET: 1,700 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.12 VARIANCE/WAIVERS: 1. A variance from the City’s Land Alteration Ordinance to allow advance grading of the development with the installation of the basic infrastructure. 2. A variance to allow payment in-lieu of stormwater detention. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting preliminary plat approval to allow the creation of 30 single-family residential lots from this 15.02-acre tract. Access to the proposed subdivision is via Drew Drive. The lots are proposed with an average width of 80-feet and depth of 130-feet for an average lot size of 10,400 square feet. Within the development two (2) tracts are proposed. Tract A has frontage along Cantrell Road and will be retained by the current owner of the property for January 29, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1741 2 future development. Tract B is proposed along the subdivisions eastern boundary and will contain an open drainage channel. The applicant is requesting a variance from the City’s Land Alteration Ordinance to allow advanced grading for the site. With the development of the subdivision the developer is proposing construction of a drainage channel on the eastern side of the development. The excavated material from the ditch will be used to fill in an old pond and properly grade the residential lots to drain. The request includes a variance to allow payment in-lieu of stormwater detention. The applicant has indicated off-site improvements will be completed to adjacent property to improve the adjacent property owner’s drainage. B. EXISTING CONDITIONS: The proposed subdivision boarders the Johnson Ranch subdivision to the west and Longleaf Cove and the Allen Subdivision to the east. The Johnson Ranch Subdivision contains homes located on tracts in excess of three (3) to five (5) acres. The homes in Longleaf and the Alley Subdivision are more traditional residential lots containing an average lot size of 12,000 square feet. Along Drew Drive there are office and residential uses. Along Cantrell Road are office and commercial uses including a convenience store, restaurant, multi-story office building and single-family homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners abutting the site along with the Chevaux Court POD, the Johnson Ranch Neighborhood Association and the Katillus Court POA were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. With site development, provide the design of street conforming to the Master Street Plan. Construct street improvement to the proposed streets with the planned development. 2. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. January 29, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1741 3 3. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 4. Improvements should be provided to Drew Lane to provide at least 20 feet of asphalt pavement from the Drew Lane extension to Cantrell Road. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. A variance must be requested for grading to occur on the lots at the time of street and channel improvements. 6. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). Show any proposed off-site improvements upstream and downstream of development. Provide the proposed water surface elevations with the proposed development, channel improvements, and any additional proposed improvements. The water surface elevations were provided previously upstream of the proposed development. Provide cross section of proposed ditch. 7. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan or a proposed alternative(s). If off-site channel improvements are proposed to be constructed in-lieu of providing detention, a variance must be approved by the Planning Commission. 8. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Greg Simmons, Traffic Engineering at 501.379.1813; gsimmons@littlerock.org for more information. 10. The suffixes for Georganne Lane and Cove should be changed or swapped with the other. 11. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if sewer service is required for this project. Contact Vince Hortho at Little Rock Wastewater Utility for additional information. January 29, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1741 4 Entergy: Entergy does not object to this proposal. However care must be used in developing the western and northwestern part of this development as Entergy has existing single phase lines in these areas which must be maintained and retained to service other customers. Contact Entergy in advance to discuss service requirements and facilities locations for the development. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A water main extension will be required to provide water service to this property. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 7. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Fire Department: 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 January 29, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1741 5 fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Loading: Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Dead Ends: Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates: Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. January 29, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1741 6 One- or Two-Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and all dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. Fire Hydrants: Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1. County Planning: No comment. CATA: The area is currently not served by CATA at this location. This location is currently in CATA’s long range plan. The development is served by the Pinnacle Mountain Express Route 25. The proposal has no impacts on current service. However, the proposed site plan does not indicate a clear pedestrian way for potential riders to access the transit route. Since service in this area is on demand a designated stop location is not needed. However there is a stop location less than ¼ mile away at Drew Drive. CATA encourages pedestrian amenities to support transportation choice and community health. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. January 29, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1741 7 Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (January 7, 2015) Mr. Joe White and Mr. Brian Dale of White-Daters and Associates were present representing the request. Staff presented an overview of the item stating there were a few outstanding technical issues in need of addressing prior to the full commission reviewing the request. Staff questioned the responsible party for maintenance of the drainage ditch. Staff stated should Tract A redevelop with a use other than single-family a planning zoning district zoning request would be required. Public Works comments were addressed. Staff stated the applicant was requesting to make off-site improvements to drainage in-lieu of providing on-site stormwater detention for the subdivision. Staff also stated the developer was requesting a variance from the City’s Land Alteration Ordinance to allow advanced grading of the lots with the construction of the drainage ditch and the installation of the streets, water and sewer. Staff stated some widening to Drew Drive would be required with the development of the subdivision. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing the issues raised at the January 7, 2015, Subdivision Committee meeting. The applicant is requesting the drainage channel, Tract B, be dedicated to the City. The developer has indicated a minimum pavement width of 20-feet will be provided on Drew Drive. The request is for preliminary plat approval to allow the creation of 30 single- family residential lots from this 15.02-acre tract. Access to the proposed subdivision is via Drew Drive a public street extending from Cantrell Road. The applicant is proposing a density of 2-units per acre. At the time of final platting the lots abutting the drainage channel must include the finished floor elevation of at least one (1) foot above the top of bank. The lots are proposed with an average width of 80-feet and depth of 130-feet with an average lot area of 10,400 square feet. Within the development two (2) tracts are proposed. Tract A has frontage along Cantrell Road and will be retained by the current owner of the property for future development. Tract B is January 29, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1741 8 proposed along the subdivisions eastern boundary and will contain an open drainage ditch. The applicant is requesting a variance from the City’s Land Alteration Ordinance to allow advanced grading for the site. With the development of the subdivision the developer is proposing construction of a drainage ditch on the eastern side of the development. The excavated material from the ditch will be used to fill in an old pond and properly grade the residential lots to drain. The applicant is also requesting an in-lieu contribution for the required stormwater detention. The applicant is proposing to construct the new drainage channel in-lieu of providing stormwater detention. The applicant proposes to construct a 1,200 foot channel that is 50-feet wide from the north property line to the south property line. The applicant proposes to clean up the existing creek of fallen trees and debris from the north property line to Highway 10. The applicant proposes to improve and increase the drainage capacity of the private driveway located south of the south property line. The applicant has indicated a subdivision identification sign will be placed on a proposed brick wall leading into the subdivision from Drew Drive. The sign area will not exceed 32 square feet as typically allowed for single family subdivisions. Staff is continuing to review the applicant’s request concerning the variances to the City’s stormwater detention ordinance. Staff recommendation forthcoming.  I. STAFF RECOMMENDATION: Staff recommendation forthcoming. PLANNING COMMISSION ACTION: (JANUARY 29, 2015) The applicant was present. There were registered objectors present. Staff presented the item stating staff was requesting a deferral of the item to the March 12, 2015, public hearing. Staff stated they needed additional time to review information provided by the applicant regarding the drainage analysis. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes, 0 absent and 1 open position. January 29, 2015 ITEM NO.: 2 FILE NO.: S-285-MMMM NAME: Stonebridge Apartments Subdivision Site Plan Review LOCATION: Located on Stonebridge Circle DEVELOPER: Stonebridge at the Ranch 124 West Capitol Avenue, Suite 2000 Little Rock, AR 72201 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 14.82 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: MF-18, Multi-family 18-units per acre PLANNING DISTRICT: 20 - Pinnacle CENSUS TRACT: 42.05 VARIANCE/WAIVERS: A variance from Section 36-258(c) to allow an increase building height. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The Planning Commission approved a multiple building site plan review request at their July 16, 2003, public hearing. The development was proposed with 260-units of multi-family housing developed with building heights and setback per the MF-18 zoning district. A building permit was issued for the development in January 2004. The buildings were constructed with a 40-foot building height in-lieu of the 35-foot maximum height allowed within the zoning district. The applicant is now seeking variance from Section 36-258(c) to allow an increase in the building height to 40-feet to coincide with the building heights as constructed. January 29, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-285-MMMM 2 B. EXISTING CONDITIONS: The site is fully developed with three story multi-family housing. Immediately to the north of the site is a mixture of residential types including four-plexes, duplexes and new traditional multi-family housing currently under construction. Across Chenonceau is a vacant O-1, Quiet Office zoned property. South of the site is undeveloped C-3, General Commercial zoned property. Adjacent to the site Chenonceau Boulevard has been constructed to Master Street Plan standard including curb, gutter and sidewalk. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Aberdeen Court POA and Chevaux Court POA were notified of the public hearing. D. SUBDIVISION COMMITTEE COMMENT: (January 7, 2015) Mr. Joe White and Mr. Brian Dale of White Daters and Associates were present representing the request. Staff stated the original construction of the buildings exceeded the height allowed in the MF-18 zoning district. Staff stated the allowed height per the zoning district was 35-feet. Staff stated the buildings had been constructed just under 40-feet. Staff stated the purpose of the amended site plan was to recognize the building heights as they were constructed. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. E. ANALYSIS: There were no outstanding technical issues in need of addressing raised at the January 7, 2015, Subdivision Committee meeting. The applicant is requesting a revision to their previously approved site plan to allow an increase in the allowable building height. The approved site plan was approved per Section 31-13, a subdivision/multiple building site plan review. The approved site plan did not include any variances for the development of the apartment complex. The building permit for the units was issued in January 2004 with the units coming on-line early the following year. The property is zoned MF-18 which allows a maximum building height of 35-feet. The buildings were constructed 40-feet in height, 5-feet above the allowable limit per the zoning district. The applicant is requesting a variance from Section 36-258(c) to allow an increase in the building height from 35-feet to 40-feet to coincide with the building heights as constructed. January 29, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-285-MMMM 3 There are no other changes or modifications to the approved site plan. Staff does not feel the amendment to allow an increase in the building height to recognize the height of the buildings, as constructed, will adversely impact the site or the area. F. STAFF RECOMMENDATION: Staff recommends approval of the request to amend the previously approved site plan and allow an increase the allowable building height for this development which will recognize the building height as the units are currently constructed. PLANNING COMMISSION ACTION: (JANUARY 29, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request to amend the previously approved site plan and allow an increase in the allowable building height for this development which would recognize the building height as the units were constructed. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes, 0 absent and 1 open position. January 29, 2015 ITEM NO.: 3 FILE NO.: Z-4411-N NAME: Pleasant Ridge Towne Center Revised Long-form PCD LOCATION: Located at 11525 Cantrell Road DEVELOPER: Schickel Development Company 11601 Pleasant Ridge Road Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 27.0 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: C-2, Shopping Center District PROPOSED ZONING: Revised PCD PROPOSED USE: Allow a second access to the shopping center via Woodland Heights Road VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow driveways inconsistent with the typical driveway spacing criteria. The applicant submitted a request on January 13, 2015, requesting deferral of this item to the March 12, 2015, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (JANUARY 29, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request on January 13, 2015, requesting deferral of this item to the March 12, 2015, public hearing. Staff stated they were supportive of the deferral request. January 29, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-4411-N 2 There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes, 0 absent and 1 open position. January 29, 2015 ITEM NO.: 4 FILE NO.: Z-5079-E NAME: Family Dollar Short-form PD-C LOCATION: Located at 3407 John Barrow Road DEVELOPER: Team Development 12788 Hammock Road Denham Springs, LA 70726 ENGINEER: Machado | Patano, PLLC 1641 Popps Ferry Road, Suite A-4 Biloxi, MS 39532 AREA: 0.80 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial ALLOWED USES: General Retail PROPOSED ZONING: PD-C PROPOSED USE: Family Dollar VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow driveways inconsistent with the typical driveway spacing criteria. The applicant failed to respond to comments raised at the January 7, 2015, Subdivision Committee meeting. Staff recommends deferral of this item to the March 12, 2015, public hearing. PLANNING COMMISSION ACTION: (JANUARY 29, 2015) The applicant was not present. Staff presented the item stating the applicant had failed to respond to comments raised at the January 7, 2015, Subdivision Committee meeting. Staff presented a recommendation of deferral of the item to the March 12, 2015, public hearing. January 29, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-5079-E 2 There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes, 0 absent and 1 open position. January 29, 2015 ITEM NO.: 5 FILE NO.: Z-6323-T NAME: The Village at Rahling Road Lot 6 Revised PCD LOCATION: Located at 16 Rahling Circle DEVELOPER: Joe Schneider Southeastern Retail Development 6 Office Park Circle, Suite 100 Birmingham, AL 35223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.5 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: C-2, Shopping Center District Uses PROPOSED ZONING: Revised PCD PROPOSED USE: C-2, Shopping Center District Uses VARIANCE/WAIVERS: None requested. BACKGROUND: On August 5, 1997, the Board of Directors adopted Ordinance No. 17,542 which established The Village at Rahling Road Long-form PCD. The PCD established a 14-lot development with C-2, Shopping Center District uses being permitted. The initial action approved a site plan for Lots 1 and 2 of the development with the intent being that each of the remaining lots would be brought to the Commission and Board of Directors for a revision to the PCD on an individual lot basis as a particular development was proposed. Subsequent revision to the PCD zoning have allowed for the development of a number of the individual lots. January 29, 2015 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-6323-T 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The developer is proposing to amend the PCD for Lot 6 to allow the construction of an 8,000 square foot building for a restaurant and a retail uses. The building will be designed utilizing a mixture of brick and/or stone and stucco. Currently there are two (2) planned tenants. A restaurant user is proposed utilizing 4,000 square feet of sit down restaurant space with a drive through component. Hours of operation are proposed from 6 am to 9 pm daily with the flexibility throughout the year to extend the hours during holidays or special event. The hours may also fluctuate over time due to demand or a different restaurant user. The development is also proposed with 4,000 square feet of retail space. The applicant has indicated a national soft goods retailer or similar retailer with hours of operation from 10 am to 8 pm daily will occupy the second lease space. The applicant has requested flexibility for the operating hours based on the time of year. The hours of operation may also fluctuate over time based on the demand and tenant turnover. Based on the square footage for each user, the required parking count typically required to serve the development is 53 parking spaces. The current layout provides 46 parking spaces. The design of the Village at Rahling Road provides public street parking along Rahling Circle as well as three (3) public parking areas directly across the street that are utilized by all the tenants in the Village. The developer and tenants believe the parking is more than adequate as designed. A reduction in the typically required parking in the Village has been required and approved for multiple users due to the public parking areas provided. Currently, the development has functioned well as designed. B. EXISTING CONDITIONS: The site is a cleared flat site with street improvements in place. The property was cleared and graded with initial development of the conceptual PCD for the Village at Rahling Road. Access to the lot proposed for development is via Rahling Circle, off of Rahling Road. Smaller office buildings are located adjacent to the site proposed for development situated around Rahling Circle. There is a larger building located near Rahling Road constructed as a multiuse building through the original approval of the PCD. An events center was recently constructed across Rahling Circle from this site. The Promenade at Chenal, a new shopping mall, has recently been constructed across Chenal Parkway. January 29, 2015 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-6323-T 3 Rahling Circle has been constructed as a private drive. There are sidewalks in place along the property frontage. Chenal Parkway is constructed as a four lane median divided roadway. There are no sidewalks in place along the frontage of this property on the parkway. There is a traffic light located at Chenal Parkway and the proposed new drive extending from Rahling Circle. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Village of Wellington Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Plans have been approved and construction has begun on the private driveway accessing Chenal Parkway. Have the plans been revised? 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 4. Stormwater detention ordinance applies to this property. 5. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the project. Entergy: Entergy does not object to this proposal. However, a three phase underground electrical line runs along the rear of Lot 6. Care must be used in construction so as not to build over or into Entergy’s easement nor diminish the existing ground cover over its conduit containing the conductors. January 29, 2015 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-6323-T 4 Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water if additional fire protection or metered water service is required. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. January 29, 2015 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-6323-T 5 8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. 9. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: 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. Loading: Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Fire Hydrants: Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1. County Planning: No comment. CATA: The area is currently served by CATA at this location via Route 17, Mabelvale and Route 22, Mabelvale-Midtown and by the Links para-transit. This location is currently in the long range planning. The proposal has no impacts on service and does not impede pedestrian access to the transit. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review 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 January 29, 2015 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-6323-T 6 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial District) to allow for the construction of small retail center with a general retail and restaurant use on this site. The site is within the Chenal Design Overlay District. Master Street Plan: Chenal Parkway is a Principal Arterial and Rahling Circle is a Local Street on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Chenal Parkway since it is a Principal Arterial. The primary function of a 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 for entrances and exits to the site. Bicycle Plan: There is a Class I Bike Path shown along Chenal Parkway. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or/and easement is recommended. Nine-foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements and the Chenal/Financial Center Design Overlay District. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) the full width requirement but in no case less than nine (9) feet. a. A minimum twenty-three (23) foot wide buffer (6% of the average lot width) is required along Rahling Circle. 2. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall January 29, 2015 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-6323-T 7 be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. a. The south perimeter planting strip adjacent to Lot 7 is 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. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). For developments with more than one hundred fifty (150) parking spaces the minimum size of an interior landscape area shall be three hundred (300) square feet. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 5. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas not open to public parking. These areas shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. 6. A landscape irrigation system shall be required for developments of one (1) acre or larger. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (January 7, 2015) Mr. Joe White and Mr. Brian Dale of White-Daters and Associates were present representing the request. Staff presented an overview of the item stating there were a few outstanding technical issues in need of addressing related to the site plan. Staff questioned the location of the proposed dumpster. Staff also questioned if there would be ground signage with the proposed development. Staff requested any areas of outdoor dining to be included on the site plan. Public Works comments were addressed. Staff stated a grading permit would be required prior to the development of the site. Staff also stated the City’s stormwater detention ordinance would apply to the development of the site. Staff noted the driveway extending from Chenal Parkway to Rahling Circle had been January 29, 2015 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-6323-T 8 previously approved. Staff questioned if there had been any changes to the driveway location or design. Mr. White stated there had not been any changes to the location and design and the drive was being constructed as previously approved. Landscaping comments were addressed. Staff stated the street buffer and southern perimeter buffer was not in compliance with the minimum standards of the landscape ordinance. Staff stated a 23-foot front street buffer and a nine (9) foot perimeter planting strip on the south side would be required to be in full compliance with the landscape ordinance. Mr. White stated he would like to meet and discuss buffer requirements with the landscape specialist prior to the resubmittal on January 14, 2015. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the January 7, 2015, Subdivision Committee meeting. The revised plan indicates the placement of an area for outdoor dining and indicates the proposed dumpster along the southern side of the building. The developer is proposing to amend the PCD site plan for Lot 6 to allow the construction of an 8,000 square foot building for a restaurant and a retail uses. The building will be designed utilizing a mixture of brick and/or stone and stucco. Currently there are two (2) planned tenants. A restaurant user is proposed utilizing 4,000 square feet of sit down restaurant space with a drive through component. The site plan indicates an area within the front sidewalk area for outdoor dining. The site plan indicates the outdoor dining will comply with all ADA requirements regarding passing and maintaining access. Hours of operation are proposed from 6 am to 9 pm daily with the flexibility throughout the year to extend the hours during holidays or special event. The hours may also fluctuate over time due to demand or a different restaurant user. The development is also proposed with 4,000 square feet of retail space. The applicant has indicated a national soft goods retailer or similar retailer with hours of operation from 10 am to 8 pm daily will occupy the second lease space. The applicant has requested flexibility for the operating hours based on the time of year. The hours of operation may also fluctuate over time based on the demand and tenant turnover. January 29, 2015 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-6323-T 9 Based on the square footage for each user, the required parking count typically required to serve the development is 53 parking spaces. The restaurant user would typically require the placement of 40 parking spaces and the retail use would require 13 spaces. The site plan as presented indicates 46 parking spaces. Three additional spaces are provided within the drive-through window area. The Village at Rahling Road provides public street parking along Rahling Circle and there are three (3) public parking areas directly across the street that are used by all the tenants in the development. Staff is supportive of the parking as proposed. The developer is also requesting signage on all facades of the building facing a public street. This request would allow signage on two (2) sides of the building, east and west. The maximum sign area proposed is ten (10) percent of the façade area. The site plan indicates the placement of a ground sign on Chenal Parkway. The sign is indicated with a maximum sign height of eight (8) feet and a maximum sign area of 100 square feet. A ground sign is proposed on Rahling Circle. The sign is proposed with a maximum height of six (6) feet and a maximum sign area of sixty-four square feet. The site plan indicates the placement of an order menu board along the west side of the building. The applicant is requesting the order menu board not be screened. Staff is supportive of the request. There are no residential homes located in the area and there is a shopping center located across Chenal Parkway to the west. The site plan indicates the placement of a nine (9) foot street buffer along Rahling Circle. The zoning ordinance would typically require the placement of a 23-foot street buffer along Rahling Circle based on six (6) percent of the average depth of the lot (388-feet). The landscape strip along the southern perimeter has been reduced to 6-feet 5-inches. The adjacent property is similarly zoned therefore no zoning buffer is required. The landscape ordinance requires a minimum landscape strip of 9-feet around the sites perimeters. The City Beautiful Commission must approve the reduced southern landscape strip. Staff is supportive of the request. The applicant is proposing to amend the previously approved PCD for the development to allow the development of this lot with a restaurant and retail shopping. The overall center has developed with a mixture of uses including office, commercial, an events center and restaurant uses. Staff is supportive of the request to allow the reduced street buffer and the perimeter landscape strip along the southern perimeter. January 29, 2015 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-6323-T 10 I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (JANUARY 29, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes, 0 absent and 1 open position. January 29, 2015 ITEM NO.: 6 FILE NO.: Z-6622-B NAME: Independent Case Management Revised Short-form PD-O LOCATION: Located at 13310 Kanis Road DEVELOPER: Independent Case Management 1525 Merrill Drive Little Rock, AR 72211 ENGINEER: Marlar Engineering 5318 John F. Kennedy Boulevard North Little Rock, AR 72116 ARCHITECT: Scott Smith Smith & Associates Architects, AA 2701 Kavanaugh Boulevard, Suite 208 Little Rock, AR 72205 AREA: 2.69 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PD-O ALLOWED USES: Office PROPOSED ZONING: Revised PD-O PROPOSED USE: Add assisted living as an allowable use VARIANCE/WAIVERS: None requested. BACKGROUND: On June 1, 1999, the Board of Directors approved Ordinance No. 18,027 which rezoned the property from R-2, Single-family to PD-O. The approved PD-O allowed for construction of a 2,500 square foot (one story) office building for Independent Case January 29, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-6622-B 2 Management. The approved site plan also showed small areas of parking along the east and north sides of the building along with a single access point from Kanis Road, near the southeast corner of the property. Ordinance No. 18,164 adopted by the Board of Directors on December 20, 1999, allowed a revision to the previously approved site plan in order to move the driveway location and eliminate the small parking area along the north side of the building. The originally approved site plan indicated the access drive to be nearer the southeast corner of the property. The applicant maintained the driveway would be constructed in the location of an existing driveway location, in order to save existing trees on the site. During construction it was determined the existing driveway location was near the center of the site and not near the southeast corner of the property as was represented on the approved site plan. The revision allowed the driveway to be located approximately 50-feet further west than originally shown on the plan. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing a revision to the existing PD-O zoning to allow the addition of assisted living as an allowable use for the site. The building was built in 1990 with the second level unfinished attic space. The proposal is to convert the first floor into apartments for up to four (4) people. The apartments are proposed with on-suite bathrooms and ample storage for daily necessities and medications. Each stand-alone apartment will have its own entrance and exit, with exterior access onto a private patio. There will be a community laundry facility, a central kitchen area, meeting space and entertainment/recreation area. The site plan also includes a guest apartment. The second level will have separate parking and entrance. This level will have offices, meeting space and storage. There are four (4) office suites, a waiting area and work room proposed on this level. There is no through access from this level to the ground level, except for required egress to comply with building codes. The parking area for this level is proposed with five (5) parking spaces. B. EXISTING CONDITIONS: The office building and parking have been constructed on the site. The rear portion of the site remains heavily wooded. This area buts single-family homes located in the Cedar Ridge Subdivision to the north. East and south of the site are single-family homes located on large tracts. To the southwest is an office use fronting on Kanis Road. There is an approved PD-O located north of this site which was approved for a publishing company. Kanis Road is a narrow road with open ditches for drainage. January 29, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-6622-B 3 C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Gibralter Heights/Pointe West/Timber Ridge Property Owners Association, the Parkway Place Property Owners Association and the Woodlands Edge Community Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. 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. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5-foot sidewalks with the planned development. The new back of curb should be 29.5 feet from centerline. The proposed development would be eligible for a payment in-lieu of construction in the amount of fifteen percent (15%) of the development cost. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 4. Stormwater detention ordinance applies to this property. 5. The proposed drainage grate across the parking area should be replaced with stormwater inlets placed at the curb. The grates are very susceptible to clogging and continuous maintenance. 6. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: No objection. Entergy: Electrical service to the existing building appears to be provided via an underground power line on the west side of the property. Extreme care should be used when locating and digging the new drainage ditch. Contact Entergy in advance if electrical utility adjustments are required. January 29, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-6622-B 4 Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water if additional fire protection or metered water service is required. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. January 29, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-6622-B 5 8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. 9. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: 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. Gates: Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. January 29, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-6622-B 6 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. County Planning: No comment. CATA: The area is currently served by CATA at this location via route 3 Baptist Medical Center and by Links para-transit. This location is not currently in CATA’s long range planning. The proposal has no impact to service. Improving bicycle and pedestrian way in this area would create a safe environment for both residents and workers to have access to the facility. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review 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.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Residential Medium Density (RM) for this property. The Residential Medium Density category accommodates a broad range of housing types including single family attached, single family detached, duplex, townhomes, multi-family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The applicant has applied for a revision to an existing PDO (Planned District Office) to add ‘assisted living’ as a permitted use and construction of a second parking area January 29, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-6622-B 7 and covered walk on this site. The site is within the area where a Design Overlay District is underdevelopment. Master Street Plan: Kanis Road is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property. This strip shall be a minimum of nine (9) feet wide. Provide trees with an average linear spacing of not less than thirty (30) feet within the perimeter planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter planting strip. Existing trees and shrubs can be counted to satisfy this requirement. 3. An irrigation system shall be required for developments of one (1) acre or larger. For developments of less than one (1) acre a there shall be a water source within seventy-five (75) feet of the plants to be irrigated. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (January 7, 2015) Mr. Scott Smith was present representing the owner. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff requested additional information concerning the care the residents would be given. Mr. Smith stated the residents would live independently. He stated nursing staff would not be provided to assist the residents with medications. He stated a common dining and laundry area would be provided. He stated the guest apartment would be used for family members of the residents should a resident need assistance for a short time. January 29, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-6622-B 8 Public Works comments were addressed. Staff stated a grading permit would be required prior to development of the site. Staff stated street improvements to Kanis Road would be required as a part of the redevelopment of the site. Staff stated the project would qualify for a payment in-lieu of construction in the amount of fifteen (15) percent of the development cost. Staff stated the City’s stormwater detention ordinance would apply to the development of the site. Landscaping comments were addressed. Staff stated the new paved area would require landscaping per the City’s landscape ordinance. Mr. Smith stated the site plan as presented to staff included two (2) bays of parking. He stated there was a large amount of rock on the site and it was possible construction of two (2) bays would be too costly. Staff stated he could note on the site plan the parking in phases and also include a note the second bay would be constructed if the rock did not prohibit the construction. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing a number of the issues raised at the January 7, 2015, Subdivision Committee meeting. The revised site plan indicates the placement of five (5) new parking spaces along the northern portion of the site. The plan does not include future construction of additional parking. The applicant is proposing a revision to the existing PD-O zoning to allow the addition of assisted living as an allowable use for the site. Four (4) apartment units and a guest apartment are proposed on the first floor. The total floor area for the first floor is 2, 500 square feet. The apartments are proposed with on- suite bathrooms and ample storage for daily necessities and medications. Each stand-alone apartment will have its own entrance and exit, with exterior access onto a private patio. There will be a community laundry facility, a central kitchen area, meeting space and entertainment/recreation area. There are eight (8) existing parking spaces to serve the residential units. Parking for multi-family is typically based on one and one-half (1 ½) parking spaces per unit. The site plan indicates the placement of four (4) units which would typically require the placement of six (6) parking spaces. January 29, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-6622-B 9 The second level will have separate parking and entrance. This level will have offices, meeting space and storage. There are four (4) office suites, a waiting area and work room proposed on this level. There is no through access from this level to the ground level, except for required egress to comply with building codes. The parking area for this level is proposed with five (5) parking spaces. The office portion of the building contains 1,850 square feet of floor area. Parking for an office development is typically based on one (1) parking space per four hundred (400) gross square feet of floor area. Based on the typical requirements four (4) parking spaces would be required. No new signage is proposed with the development. There is an existing sign structure located on the site. Signage will use the existing structure and place a new sign face within the structure. The maximum sign area will comply with signage typically allowed in office zones or a maximum of sixty-four (64) square feet in area. Staff is supportive of the request. Staff does not feel the use of the existing downstairs area as residential and the conversion of the second level to office space with significantly impact the area. To staff’s knowledge there are no outstanding technical issues associated with the request. Staff feels the request is appropriate. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (JANUARY 29, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes, 0 absent and 1 open position. January 29, 2015 ITEM NO.: 7 FILE NO.: Z-6660-B NAME: Woodland Heights LLC Long-form PD-R LOCATION: Located at 8700 Riley Drive DEVELOPER: Compass Pointe Health Care System, LLC 1423 Clarkview Road, Suite 500 Baltimore, MA 21209 SURVEYOR: American Surveying and Mapping 3191 Maquire Boulevard, Suite 200 Orlando, FL 32803 ARCHITECT: Whittenberg, Deloney and Davidson Architects 400 West Capitol, Suite 1800 Little Rock, AR 72203 AREA: 5.07 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-6 ALLOWED USES: Residential at a density of 36-units per acre PROPOSED ZONING: PD-R PROPOSED USE: Add assisted living as an allowable use VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: Ordinance No. 14,259 adopted by the Little Rock Board of Directors on June 15, 1982, rezone the property from O-3, General Office District to R-6. The applicant is proposing rezoning of the site to PD-R to allow assisted living as an allowable January 29, 2015 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6660-B 2 use within the existing building. The project will renovate the existing facility to meet the standards established for an Assisted Living Level 2 operation. Once renovations are completed both assisted living and independent living will occur within the existing residential building. The existing building has approximately 170 units of independent living residences. The building is a six (6) story building. The proposal is to renovate four (4) of the floors to be used as assisted living. The remaining floors will continue to be used as independent living. B. EXISTING CONDITIONS: The site contains a six (6) story residential building with associated parking. Riley Drive is private within the development. South of the multi-story building is a nursing homes, also accessed from Riley Drive. West of the site a medical office/clinic is currently under construction for CARTI. South of the site is a church and undeveloped wooded property with frontage on Kanis Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a several informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Briarwood Neighborhood Association, the Bownwood Terrace POA, the John Barrow Neighborhood Association and the Pennbrook Clover Hill POA were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: No objection. Entergy: Entergy does not object to this proposal as service is already being provided to the site. Contact Entergy in advance for any request to change the existing service. Centerpoint Energy: No comment received. AT & T: No comment received. January 29, 2015 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6660-B 3 Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 6. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Fire Department: 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 January 29, 2015 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6660-B 4 accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments – 2 means of access - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Gates: Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: January 29, 2015 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6660-B 5 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Multi-Family Residential Developments: As per Appendix D, Section D106.1 of the 2012 Arkansas Fire Prevention Code Vol. 1. Projects having more than 100 dwelling units. Multiple-family residential projects having more than 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads. Exception: Projects having up to 200 dwelling units may have a single approved fire apparatus access road when all building, including nonresidential occupancies are equipped throughout with approved automatic sprinkler systems installed in accordance with Section 903.3.1.1 or 903.3.1.2 As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention Code Vol. 1. Projects having more than 200 dwelling units. Multiple-family residential projects having more than 200 dwelling units shall be provided with two separate and approved fire apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler system. One- or Two-Family Residential Developments: As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two January 29, 2015 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6660-B 6 separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. Fire Hydrants: Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1. County Planning: No comment. CATA: The area is currently served by CATA at this location via route 9 West Central Barrow Road and by Links para-transit. This location is not currently in CATA’s long range planning. The proposal has no impact to service. Improving bicycle and pedestrian way in this area would create a safe environment for both residents and workers to have access to the facility. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review 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.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Office (O) and Residential High Density (RH) for this property. The Office (O) category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The Residential High Density (RH) January 29, 2015 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6660-B 7 category accommodates residential development of more than twelve (12) dwelling units per acre. The applicant has applied for a rezoning from O-3 (General Office District) and R-6 (High Rise Apartment District) to PDR (Planned District Residential) to add ‘assisted living’ as a permitted use. Master Street Plan: Riley Drive is a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. If building rehabilitation exceeds fifty percent (50%) of the replacement cost then the landscaping and buffer must also come into compliancy accordingly. 3. Recycling containers must be screened per Section 36-523(d) of the City of Little Rock Code of Ordinances. G. SUBDIVISION COMMITTEE COMMENT: (January 7, 2015) The applicant was present. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff stated the applicant did not propose any exterior modifications to the site. Staff stated the applicant was proposing to convert four (4) floors into assisted living and the remaining floors would remain as independent living. Staff stated the applicant had indicated 75 beds would be provided for assisted living. The applicant stated the development would have 24-hour nursing care. He stated the residents would have a common dining area and laundry facilities. He stated there would be cosmetic upgrades completed to the interior and exterior of the building. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. January 29, 2015 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6660-B 8 H. ANALYSIS: The applicant provided a revised cover letter to staff addressing questions raised at the January 7, 2015, Subdivision Committee meeting. The proposal is to renovate the existing building to allow both assisted and independent living residences. The existing building has approximately 170 units of independent living residences. The building is a six (6) story building and the proposal is to renovate four (4) of the floors to be used as assisted living residences; 75 beds. The remaining floors will continue to be used as independent living residences. The renovations will be completed on the most recent constructed part of the building which was built in 2005. The assisted living units will offer one and two bedroom units, common dining, outdoor courtyard and activity area. The applicant has indicated 24-hour supervision, nursing care and transportation will be provided for the residences. Common laundry facilities will be provided for the residences. Each of the units will provide a small refrigerator and microwave oven. The units will comply with the minimum requirements of the State of Arkansas for a Level 2 assisted living facility. Staff is supportive of the request. The applicant has stated with the conversion of a portion of the building to assisted living this will allow the residents to age in place. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the rezoning to PD-R to allow assisted and independent living within the building is appropriate. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (JANUARY 29, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes, 0 absent and 1 open position. January 29, 2015 ITEM NO.: 8 FILE NO.: Z-6883-D NAME: 5212 ‘I’ Street Revised Short-form PD-R LOCATION: Located at 5212 ‘I’ Street DEVELOPER: Paul Page Dwellings, LLC 324 East 15th Street Little Rock, AR 72202 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.25 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PD-R ALLOWED USES: Single-family PROPOSED ZONING: PD-R PROPOSED USE: Single-family with a floor area ratio in excess of the Hillcrest DOD VARIANCE/WAIVERS: None requested. BACKGROUND: On August 3, 2000, the Little Rock Planning Commission approved a request to rezone the site from R-2, Single-family and R-4, Two-family to PD-R to allow a single-family residence located at 5212 ‘I’ Street to be removed and a new four-plex constructed in its location. A parking area located to the rear of the site was to be upgraded with new paving. The parking was located behind the six-unit apartment building and contained 16-parking spaces which were accessed from ‘J’ Street. Four (4) garage parking spaces were located on-site with the six-unit apartment development. January 29, 2015 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6883-D 2 The Board of Directors adopted Ordinance No. 18,379 on October 17, 2000, allowing the rezoning the site to PD-R. A Future Land Use Plan amendment was also filed to change the site from Single Family and Low Density Residential to Multi Family. This application request was denied by the Planning Commission at their January 8, 2009, public hearing and was not appealed to the Board of Directors. The 4-plex was not constructed. Ordinance No. 20,072 adopted by the Little Rock Board of Directors on February 3, 2009, allowed a revision to the previously approved PRD to allow the creation two (2) lots and the construction of a single-family home on each of the lots. The site plan approved allowed for buildable areas for the proposed lots. The site plan indicated the new homes would closely match the design criteria of the Hillcrests Design Over District. The lots were proposed approximately 44-feet by 85-feet for a total lot area of 3,740 square feet. The front yard setback approved allowed a 20-foot front yard setback, a 25-foot rear yard setback and a 5-foot side yard setback with a building envelope of 40-feet by 34-feet or 1,360 square feet. The total height, total lot coverage, the floor area ratio were to comply with the Hillcrest DOD requirements at the time of building permit. There was no change to the developed site located on ‘J’ Street proposed. This development did not occur. Ordinance No. 20,928 adopted by the Little Rock Board of Directors on September 2, 2014, allowed a revision to the site plan for the home located on ‘I’ Street. The lot has approximately 88-feet of frontage on ‘I’ Street and is 72-feet deep along the eastern perimeter and 91-feet deep along the western perimeter. The lot contains approximately 6,358 square feet. The approved site plan indicated a building envelope of 3,142 square feet. The front yard setback was approved at 10-feet. The side yards were approved with a 5-foot setback and the rear yard was approved with a 13.6-foot setback along the eastern perimeter flaring to 23.6-feet along the western perimeter. The applicant indicated the home would comply with the minimum standards of the Hillcrest DOD with the exception of the front yard setback. No change was proposed to the developed site located on ‘J’ Street. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing a revision to the previously approved PD-R to allow an increase in the allowable floor area ratio for the new home. The site plan as originally presented included the construction of a carport for the home. The homeowner now wished to enclose the carport and construct a garage instead. Once the carport becomes enclosed the square footage of the DOD is calculated differently and now the floor area of the home exceeds the 50-percent allowed per the DOD. January 29, 2015 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6883-D 3 The property is located within the Hillcrest Design Overlay District. The Hillcrest Design Overlay District has specific development criteria related to setbacks, lot coverage, floor area ratio and maximum building height. The ordinance states property, if for any reason, that cannot be developed without violating the standards of the DOD shall be reviewed through the planned zoning district section of the zoning ordinance, with the intent to devise a workable development plan which is consistent with the purpose and intent of the overly ordinance. B. EXISTING CONDITIONS: The home is currently under construction on ‘I’ Street. Behind the home on ‘J’ Street there is a four-unit apartment building and a six-unit apartment building. There are single-family homes located to the east, west and south across ‘I’ Street and north across ‘J’ Street. A number of the residential structures in this area contain more than one dwelling unit but the area along ‘I’ Street appears to be single-family. Mount St. Mary’s School is located to the east across Kavanaugh Boulevard and Holy Souls School is located to the west across Harrison Street. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Hillcrest Residents Neighborhood Association were notified of the public hearing. D. SUBDIVISION COMMITTEE COMMENT: (January 7, 2015) The applicant as not present. Staff presented an overview of the item stating the site was located within the Hillcrest DOD and when the original approval was made the applicant had indicated the new home would comply with the floor area ratio and the lot coverage per the DOD. Staff stated the original site plan indicated a carport. Staff stated during the design process the homeowner decided they preferred a garage which increased the floor area ratio over the allowable limit per the DOD. Staff stated the footprint of the home was not changing only the placement of a garage instead of a carport. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. E. ANALYSIS: There were no outstanding technical issues in need of addressing raised at the January 7, 2015, Subdivision Committee meeting. The applicant is requesting to amend the previously approved PD-R to allow an increase in the allowable floor January 29, 2015 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6883-D 4 area ratio for the new home. The total square footage of the first floor is 1,548 and 1,277 is located on the second floor. The house contains a total of 2,825 square feet with an additional 520 square feet within an enclosed garage (3,345 square feet to be calculated to determine the floor area ratio). The attic will contain 200 square feet of storage space, which is calculated at 50-percent when determining floor area ratio. The lot contains 6,362 square feet. Based on calculations per the Hillcrest DOD the site would allow a home with a floor area ratio of 3,181 square feet (50% of the lot area). The total floor area as calculated by the Hillcrest DOD including the heated and cooled space, the storage area and the attached garage is 3,445 square feet. This results in a floor area ratio of 52.6 percent. Staff is supportive of the request. The building envelope will not change. The homeowner has determined a garage is more pleasing with the new construction rather than a carport as was previously approved. All other aspects of the new home will comply with the minimum standards of the DOD. F. STAFF RECOMMENDATION: Staff recommends approval of the request to allow an increase in the allowable floor area for the proposed new home. PLANNING COMMISSION ACTION: (JANUARY 29, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request to allow an increase in the allowable floor area for the proposed new home. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes, 0 absent and 1 open position. January 29, 2015 ITEM NO.: 9 FILE NO.: Z-7665-C NAME: Rowan Park at Kanis Revised Long-form PD-R LOCATION: Located at 1000 Kirby Road DEVELOPER: Rowan Development Attn. Jacob Chi 12206 West Markham Suite 200 Little Rock, AR 72211 ENGINEER: Crafton Tull and Associates 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72211 AREA: 14.03 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PD-R ALLOWED USES: Multi-family at a density of 10.9 units per acre PROPOSED ZONING: PD-R PROPOSED USE: Multi-family at a density of 18.5 units per acre VARIANCE/WAIVERS: A variance from Sections 30.43 and 31.210 to allow the northern driveway as proposed. BACKGROUND: Ordinance No. 19,164 adopted by the Little Rock Board of Directors on August 17, 2004, established the Rock Haven Short-form PD-R. The proposed development was designed based on a concept blended between a zero lot line subdivision and a horizontal property regime containing 22 single-family lots. The lots were to be minimally sized to accommodate buildable surface areas between 1,500 and 2,450 square feet on each lot. Homes were proposed with a two-story height maximum. The bill of assurance was indicated to prescribe minimum and maximum home sizes, as well as controls for architectural quality that would be administered by an architectural January 29, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7665-C 2 review committee. Each buildable area was set within one foot of one lot line, and fourteen to fifteen feet from the other to allow for a small side yard area. All homes would have enclosed garages located at the rear of the structure and entered from the looped drive. Homes would front on the interior common park area. The proposed access to lots was accomplished with a private drive that encircled the property and was within a common access and utility easement area. This easement was proposed as a part of the large Lot 1 area, which comprised all of the land not contained within the residential lots. All improvements and land within Lot 1 would be held in common ownership by the property owners association and would also be maintained by the property owners association. The property owners association would also maintain individual lot area landscaping. The applicant indicated Tract A as a separate parcel containing 1.91 acres. The applicant indicated Tract A would be reserved for future development. The applicant requested a deferral of required street improvements to Kirby Road until development occurred for proposed Tract A. The applicant indicated phasing would be utilized for the development. Phase I was to consist of the development of Lots 1 – 11 including all required street improvements and infrastructure. Phase II would consist of the completion of the access easement located within Lot 1 and Lots 12 – 22. Ordinance No. 19,326 adopted by the Little Rock Board of Directors on June 7, 2005, allowed a revision to the PD-R. The approval allowed the use of an RV as a temporary sales, construction management and security office on the site. The new homes were not constructed and the RV was removed. Ordinance No. 20,301 adopted by the Little Rock Board of Directors on August 2, 2010, revised the approved PD-R for this site to allow the construction of 72 units of multi- family housing on this 6.6 acre site. Four (4) three (3) story apartment buildings containing 18-units per building were approved. Within the development a clubhouse building with meeting room space, kitchen and an on-site manager residence were approved. The clubhouse also provided a swimming pool area. The development contained 2.85-acres of paved and rooftop area and 3.75-acres of green space. The site plan as approved allowed an overall density of 10.9-units per acre. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing a revision to the PD-R zoning and site plan to allow the site area to be increased and allow an increase in density. The applicant is proposing to increase the site area from 6.6-acres to 10.7-acres. The number of units will be increased from 72-units to 198-units. The site plan includes seven (7) new buildings. The plan includes the construction of a maintenance facility, additional dumpster locations and two (2) covered parking January 29, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7665-C 3 structures. The community currently house a clubhouse/leasing office, pool and mail center. The new units will share these facilities. Based on the topography of the site a new driveway is proposed from Kirby Road to serve the new units. An internal trail/path will connect the new units to the existing amenities of the development. B. EXISTING CONDITIONS: The site has developed with the multi-family housing as approved. There are residential uses located to the east of the site both site built and manufactured homes. To the southeast of the site is property zoned PCD which was approved for a mixed use development containing mini-warehouse, office and retail uses including restaurant uses. To the south of the site is C-1 zoned property which has developed as a convenience store. To the west of the site is vacant R-2, Single-family zoned property. Kirby Road is a narrow unimproved road with open ditches for drainage. Street improvements to Kirby Road per the Master Street Plan were completed adjacent to this site and south of the site with the site development of the apartments and the convenience store. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Capitol Hills Estates Property Owners Association, the Gibraltar Heights Point West Timber Ridge Neighborhood Association, the Parkway Place Property Owners Association, the Spring Valley Manor Property Owners Association and the Woodlands Edge Community Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. If proposed to be constructed in more than 1 phase, is advanced grading proposed to occur on future phases with construction of phase 1? Is grading proposed to occur west of the units on lot 2? January 29, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7665-C 4 3. Provide a Sketch Grading and Drainage Plan per Section 29-186 to determine if variances will be needed for proposed retaining walls, slopes, and to determine the extent of proposed grading. 4. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 5. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Greg Simmons, Traffic Engineering at 501.379.1813; gsimmons@littlerock.org for more information. 7. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveway spacing on a collector street is 250 feet between driveways. The proposed driveway does not meet that spacing requirement. A driveway spacing variance must be requested. 8. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. The sight distance certification was provided and is being reviewed by staff. The middle of the proposed driveway should be staked and flagged for staff to visit the site and observe vehicles. 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. The owner and/or manager of each multi-family residence of 100 or more dwelling units shall provide recycling and encourage participation by the tenants, renters, or owners of each unit. Contact Melinda Glasgow 501.371.4646; mglasgow@littlerock.org for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project by extension of private main. Capacity fee analysis required. Contact Vince Hortho at Little Rock Wastewater Utility for additional information. January 29, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7665-C 5 Entergy: Entergy does not object to this proposal as single phase power is available from the east side of Kirby Road. Contact Entergy in advance to discuss service needs and facilities locations. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water if additional fire protection or metered water service is required. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an January 29, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7665-C 6 engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. 9. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: 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. Loading: Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Dead Ends: Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates: Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. January 29, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7665-C 7 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Multi-Family Residential Developments - As per Appendix D, Section D106.1 of the 2012 Arkansas Fire Prevention Code Vol. 1. Projects having more than 100 dwelling units. Multiple-family residential projects having more than 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads. Exception: Projects having up to 200 dwelling units may have a single approved fire apparatus access road when all building, including nonresidential occupancies are equipped throughout with approved automatic sprinkler systems installed in accordance with Section 903.3.1.1 or 903.3.1.2 As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention Code Vol. 1. Projects having more than 200 dwelling units. Multiple-family residential projects having more than 200 dwelling units shall be provided with two separate and approved fire apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler system. Fire Hydrants: Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1. County Planning: No comment. January 29, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7665-C 8 CATA: The area is currently not served by CATA at this location. This location is currently in CATA’s long range planning. The proposal has no impacts on service and does not impede pedestrian access to transit. Impressive pedestrian amenities demonstrated on the site plan indicates a multi-modal approval to community building by the developer. CATA encourages and supports this approach as the community expands allowing residents a transportation choice. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review 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.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Public Institutional (PI) and Residential Medium Density (RM) for this property. The Public Institutional (PI) category includes public and quasi-public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. The Residential Medium Density category accommodates a broad range of housing types including single family attached, single family detached, duplex, townhomes, multi-family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) and PRD (Planned Residential District) to PDR (Planned District Residential) for expansion of an existing apartment complex on to adjacent land. Master Street Plan: Kirby Road is a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. January 29, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7665-C 9 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) the full width requirement but in no case less than nine (9) feet. The plantings, existing and purposed, shall be provided within the City’s landscape ordinance requirements. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property. This strip shall be at least nine (9) feet wide. Provide trees with an average linear spacing of not less than thirty (30) feet within the perimeter planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter planting strip. 4. 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 three hundred (300) square feet for developments with more than one hundred fifty (150) parking spaces. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 5. The development of two (2) acres or more requires an approved landscape plan stamped with the seal of a registered landscape architect prior to the issuance of a building permit. 6. A landscape irrigation system shall be required for developments of one (1) acre or larger. 7. Recycling containers must be screened per Section 36-523(d) of the City of Little Rock Code of Ordinances. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (January 7, 2015) Mr. Jacob Chi was present representing the request. Staff presented an overview of the item stating the request was to expand the site and number of units for a previously approved multi-family development. Staff stated there were a few outstanding technical issues in need of addressing prior to the full Commission acting on the request. Staff questioned if the Phase 2 portion of the development would utilize the amenities of the first phase. Mr. Chi stated they would. Staff requested Mr. Chi provide a trail system connecting the new development to the Phase 1 portion of the development. Staff questioned if there would be a development sign at the new driveway location. Staff also questioned the proposed construction materials, the hours of dumpster service and the maximum building height of the structures. January 29, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7665-C 10 Public Works comments were addressed. Staff stated a grading permit would be required prior to any development of the site. Staff stated they had received the engineering sight distance certification for the proposed new driveway. Staff stated they were agreeable that proper sight distances could be achieved. Staff stated the development would be required to provide locations for recycling by the residents to occur. Staff noted the recycling container as well as the dumpster location were required to be screened. Landscaping comments were addressed. Staff stated perimeter planting strips were required on each side of the vehicular use area. Staff stated the development would require the placement of an automatic irrigation system to water landscaped areas. Staff stated eight percent (8%) of the vehicular use area was required to be landscaped. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing a number of the issues raised at the January 7, 2015, Subdivision Committee meeting. The revised plan indicates the placement of a sign at the new entrance to the development, the maximum building height and the proposed construction materials. The dumpster hours of service are limited to 8 am to 6 pm daily. The applicant is now proposing a revision to the PD-R zoning and site plan to allow the site area to be increased and the construction of additional multi-family units within the expanded area. The applicant is proposing to increase the site area from 6.6-acres to 10.7-acres. The applicant purchased 4.1-acres from an adjacent land owner to the north. The applicant is proposing to construct seven (7) new building within this area. The maximum building height proposed is 47-feet. The number of units will be increased from 72-units which are located on the existing 6.6-acre site to 198-units. The density of the existing multi-family development is 10.9 units per acre. With the new construction the overall density of the development will be 18.5 units per acre. The site plan is proposed with the construction of 191 new parking spaces. Located on the site plan are two (2) covered parking areas. There are 115 parking spaces located on the site. The total number of parking spaces proposed is 306. To determine parking for multi-family development 1 ½ spaces January 29, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7665-C 11 per unit is typically required. 297 spaces would typically be required to serve the development. The plan includes the construction of a maintenance facility, additional dumpster locations and two (2) covered parking structures. The Phase I portion of the development currently house a clubhouse/leasing office, pool and mail center which the new units will share. An internal trail/path will connect the new units to the existing amenities of the development. Based on the topography of the site a new driveway is proposed from Kirby Road to serve the new units. The developer has provided an engineer’s certification of sight distance for the new driveway location. Staff concurs with the sight distance certification. The applicant is requesting a variance to allow a variance for the placement of the driveway. The site plan indicates the placement of a new development sign at the new driveway location. The sign is proposed with a maximum height of ten (10) feet and a maximum sign area of 100 square feet. The existing sign is similar in size and is located at the clubhouse entrance to the development. The zoning ordinance typically allows a maximum sign height of six feet and a maximum sign area of twenty-four square feet. The site plan notes the existing building coverage is 12 percent, the paved area is 19 percent and the landscaped area is 69 percent. With the new construction the building coverage is proposed 18 percent, the paved area is 16 percent and the landscaped area is 66 percent. Staff is not supportive of the applicant’s request. The site is indicated on the City’s Future Land Use Plan as Residential Medium which allows a development density between six (6) and twelve (12) dwelling units per acre. This development is proposed with a density of 18.5 units per acre well in excess of the density suggested by the Future Land Use Plan. This area is predominately single-family to the north and west of this site with vacant R-2, Single-family zoned property immediately west of this development. Staff feels the density of the existing development allows a transition from commercial uses and zonings located at the intersection of Kanis and Kirby Roads to the residential uses to the north. Staff feels a similar density to the existing development should be maintained. Staff feels the overall density of the development proposed in excess of 18 units per acre is too intense for this area. I. STAFF RECOMMENDATION: Staff recommends denial of the request. January 29, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7665-C 12 PLANNING COMMISSION ACTION: (JANUARY 29, 2015) Mr. Jacob Chi, Rowan Development, was present representing the request. There were a number of registered objectors present. Staff presented the item with a recommendation of denial. Mr. Chi addressed the Commission on the merits of his request. He stated the development was proposed as Phase II of an existing development owned by his family. He stated the existing development was completed in 2012. He stated the units were one and two bedroom units. He stated most of the residents telecommuted from home to work. He stated the development maintained a ninety-six percent occupancy rate. He stated the units were not classified as affordable housing. He stated the development was a $12.7-millor dollar investment. He stated there were $1.2-millon dollars in site development costs. Mr. Chi stated in visiting with the area residents it appeared traffic was the main concern. He stated the City did not have plans to widen Kanis Road nor improve the intersection of Kanis/Cooper Orbit/Kirby Roads. He stated how traffic flowed through the intersection impacted the adjacent streets and traffic in the area. He stated at this location Kanis Road carried 11,000 vehicles per day. He stated based on these traffic counts this did not warrant a traffic signal. He stated the speeds of cars was also a concern. He stated Kanis Road was an 18-foot roadway with open ditches. He stated the normal City street had shoulders and 10-foot travel lanes. Mr. Chi stated his company did not own the property at the intersection. He stated his company could not make improvements to property they did not own. He stated the topography of this site was such that site development costs were near $1.2-millon dollars in dirt work. He stated he did not feel opposition to the development was the solution to the problem. He stated based on the current needs of the City the only way Kanis Road would be constructed was through private development. He stated his goal was to improve this area of the City by extending water, sewer, streets and sidewalks. Mr. Charles Collins addressed the Commission in opposition. He stated his home was located across Kirby Road from the proposed development. He provided the Commission with photos of the site looking from his front door and from the property to his front door. He stated his driveway was located near the entrance to the apartment development. He stated his concern was an increase in density. He stated he felt this would cause an increase in crime. He stated he felt the development would impact his property value. Mr. Ross Phillips addressed the Commission in opposition of the request. He stated he lived in the Spring Valley Manor Subdivision and had lived there for 26-years. He stated his concern was the number of apartments proposed for development in the area. He stated he was not opposed to development but was opposed to the concentration of January 29, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7665-C 13 apartments in one area. He stated he preferred the Commission to follow the land use plan and not approve the development. Ms. Linda Collins addressed the Commission in opposition of the request. She stated she was a resident of the Kanis Creek Subdivision. She stated Mr. Chi had met with the residents of Kanis Creek and explained his development. She stated her concern was not the quality of the development. She stated Mr. Chi’s development was top quality. She stated her concern was density. She stated she felt the development was too intense for the area. She stated the roads were not constructed for the additional traffic the apartments would generate. She stated 10 units per acre was much different than 18 units per acre. She stated she would prefer a mixed use development in the area. Ms. Amy Pierce addressed the Commission in opposition of the request. She stated she was a resident of the Woodlands Edge Subdivision and was opposed to the density of the development. She stated residents exiting the Woodlands Edge Subdivision onto Kanis Road had difficulty turning left. She stated she was concerned with the number of apartments proposed for Kanis Road. Ms. Melanie Strigel addressed the Commission in opposition of the request. She stated her home was located on Cooper Orbit Road. She stated her concern was the same as staff’s concern which was the density of the development. She stated she felt the construction of seven buildings on 4.1-acres was too intense. She stated the new construction was proposed at 30.7-units per acre which she felt was a significant consideration. She stated traffic was a concern but not the only concern of the area residents. She stated there was no bus service in the area and the only parks were privately owned. She stated the City was aiding the residents and property owners in the area in developing a Design Overlay District for the area. She stated she felt the DOD should be completed before the Commission approved any further development in the area. Mr. Alvin Weintraub addressed the Commission in opposition of the request. He stated there were 600 homes in the Woodlands Edge Subdivision and lots were currently being developed for future home sites. He stated there was a 170-unit apartment complex located at Kanis and Cooper Orbit that had been approved and was currently under construction. He stated traffic and density were two concerns of the residents. He stated turning left onto Kanis Road at 5:00 pm was difficult. He stated the area did not need an overflow of apartments. He stated the area had seen an increase in crime. He stated the area did not need additional apartments at this time. Mr. Greg Jones addressed the Commission in opposition of the request. He stated he was on the Woodlands Edge Homeowners Association Board. He stated his concern was density. He stated in 2008 AHTD indicated there were 8,100 vehicles per day at this intersection. He stated current numbers indicated 11,000 vehicles per day. He stated this was a 35.8 percent increase in traffic on Kanis Road. He stated with the January 29, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7665-C 14 current units approved including Panther Branch and Capitol Hills and additional 550 units were approved or being constructed in the area. He stated trip generation for an apartment development was 6.7 trips per day per unit. He stated with the additional multi-family proposed for the area this would generate 3,700 trips per day which was a 34 percent increase over last year. He stated the main concerns were traffic and density. Ms. Cathi Watkins addressed the Commission in opposition of the request. She stated the neighborhoods were in the process of developing a Design Overlay District for the area. She stated the concepts were being developed and meetings with the property owners were taking place. She stated the residents would like to have the DOD in place before any additional development was approved. She stated the number of police officers for the area had been decreased by ten percent. She stated there were no public parks in the area for the residents to enjoy. Ms. Ruth Bell, League of Women Voters Pulaski County, addressed the Commission in opposition of the request. She stated the League had long been an advocate for a Design Overlay for Kanis Road. She stated the density of the developments was too intense. She stated there was a tipping point on all development and a point when capacity was reached. She stated when this happened there was a decline in the livability of a neighborhood. She stated the Commission should stick with the plan. She stated once all infrastructure was in place then additional density could be considered. Mr. Chi addressed the Commission outlining the resident’s concerns. He stated the City had no plans to improve the area roads and extend the City services to these properties. He stated the only way improvements would be completed was by private development. He stated he did not want to leave development of this area to other developers who did not develop property responsibly. He stated his family developed property to maintain ownership and improve the area and quality of life for the residents. Commissioner Bubbus questioned the improvements the developer would complete with this project. Mr. Chi stated drainage and street construction would be completed on Kirby Road adjacent to the development. Commissioner Bubbus stated no improvements to the intersection of Kanis and Kirby would be completed. Mr. Chi stated he did not own the property at the intersection. Commissioner Nunnley stated the improvements proposed by Mr. Chi’s development would not improve the intersection of Kanis and Kirby Roads. He stated residents of Mr. Chi’s development would impact this intersection greatly because residents would be traveling both east and west on Kanis to access shopping. Commissioner Berry questioned if a market analysis had been completed for the site. Mr. Chi stated his family had prepared a market analysis and based on the occupancy rate of the existing development he felt the units were warranted. Commissioner Berry January 29, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7665-C 15 noted the Little Rock market was over capacity and he felt if 1 o’clock was the breaking point the City was at 12:45. He stated the City was 8.2 percent over the national average for vacancies of multi-family developments. Mr. Chi stated there was a shift in mindset. He stated less and less people wanted to own and more wanted to rent. He stated he felt the vacancies were in the lower tier of apartment developments, the ones constructed 30 to 40 years ago. He stated the tier one apartments were maintaining occupancies at a higher rate. There was no further discussion of the item. The Chair entertained a motion for approval of the item including all staff recommendations and comments except that of denial. The motion failed by a vote of 0 ayes, 10 noes, 0 absent and 1 open position. January 29, 2015 ITEM NO.: 10 FILE NO.: Z-7969-C NAME: Layla’s Revised Short-form PCD LOCATION: Located at 6100 Stones Road DEVELOPER: Doug Blanford Southpaw Design 7720 Kling Road Mabelvale, AR 72103 SURVEYOR: Tim Tyler Surveying 240 HWY 65 N Conway, AR 72032 AREA: 2.0 + acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: Restaurant, Single-family and C-1 uses PROPOSED ZONING: PCD PROPOSED USE: Allow the placement of an individual tenant sign within the front landscaped area for the business located at 6100 Stones Road VARIANCE/WAIVERS: None requested. BACKGROUND: The Little Rock Board of Directors adopted Ordinance No. 19,500 on March 21, 2006, allowing a revision to the approved PCD for 18321 Cantrell Road by expanding the PCD to the south to encompass an area containing six manufactured homes. The proposal included the construction of a deck and parking facility in the expanded area. The deck was attached to the existing restaurant with only one entrance to the restaurant. The deck was proposed as wooden construction, following the style of the existing restaurant facility. January 29, 2015 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7969-C 2 Fencing would be placed along the southern perimeter of the parking lot to screen the adjoining residential property. Included in the request was the relocation of the six manufactured homes on the rear portion of the site. Ordinance No. 19,613 adopted by the Little Rock Board of Directors on October 17, 2006, allowed a revision to the previously approved PCD to allow an existing residential structure located on the site which was zoned R-2, Single-family to be included in the previously approved PCD area. The applicant approval allowed C-1, Neighborhood Commercial District uses as allowable uses for the site. There were no other changes proposed to the previously approved PCD. Ordinance No. 20,319 adopted by the Little Rock Board of Directors on September 21, 2010, allowed a revision to the PCD to allow the restaurant located at 6100 Stone Road to add a drive-through window to the building. The drive through service was only proposed from 6 am to 9 am Monday through Friday serving breakfast. Stacking was proposed within the parking lot. The stacking would not impact parking for the adjacent restaurant because the restaurant was not open during the early morning hours. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to amend the previously approved PCD for the 6100 Stones Road restaurant location to allow the placement of a tenant identification sign within the landscaped area along Cantrell Road. The sign is proposed with a maximum height of six (6) feet and a maximum sign area of 72 square feet. The signage as proposed is consistent with signage allowed per the Highway 10 Design Overlay District. B. EXISTING CONDITIONS: The site contains a restaurant within a converted single-family structure. To the west is a second restaurant located on an adjacent lot. To the south are several manufactured homes located near the rear portion of this site owned by the applicant. There is a daycare center located further west of the site on property zoned PD-O. To the north and east of the site are several properties zoned PCD which were zoned to recognize uses which existed when the property was brought within the City’s Extraterritorial Planning Jurisdiction. Other uses in the area include, single-family homes located on large lots, a church and vacant O-3, General Office District zoned property. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Aberdeen Court Property Owners Association were notified of the public hearing. January 29, 2015 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7969-C 3 D. SUBDIVISION COMMITTEE COMMENT: (January 7, 2015) The applicant was not present. Staff presented the item stating there were no outstanding technical issues associated with the request. Staff stated the request was to allow the placement of a monument sign within the front yard landscape area along Cantrell Road. Staff stated the sign was consistent with the Highway 10 DOD. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. E. ANALYSIS: There were no technical issues associated with the request raised at the January 7, 2015, Subdivision Committee meeting. The applicant is requesting to amend the previously approved PCD for 6100 Stones Road to allow the placement of a tenant identification sign within the landscaped area along Cantrell Road. The applicant has indicated the sign will have a maximum overall height of six (6) feet. The sign is proposed as a backlit sign approximately 30-inches by 73-inches. The sign will be a two (2) sided backlit cabinet centered and mounted back to back on two (2) four (4) inch pipes. The support pipes will have sheet metal covering from the bottom of the cabinets to grade level to provide the monumental structure required to meet the minimum standards of the Highway 10 Design Overlay District. Staff is supportive of the request. The sign as proposed is consistent with the minimum standards for a tenant identification sign per the Design Overlay District. Staff does not feel the placement of the tenant identification sign within the landscaped area as proposed by the applicant will have a significant impact on the development or the Highway 10 Corridor. F. STAFF RECOMMENDATION: Staff recommends approval of the request to amend the previously approved PCD to allow the placement of a tenant identification within the landscaped areas for the restaurant located at 6100 Stones Road. PLANNING COMMISSION ACTION: (JANUARY 29, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request to amend the previously approved PCD to allow the placement of a tenant identification within the landscaped areas for the restaurant located at 6100 Stones Road. January 29, 2015 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7969-C 4 There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes, 0 absent and 1 open position. January 29, 2015 ITEM NO.: 11 FILE NO.: Z-8959-A NAME: The Lofts at Kanis Creek Long-form PD-R LOCATION: Located on the south side of Kanis Road in the 14300 Block of Kanis Road DEVELOPER: Rowan Development Attn. Jacob Chi 12206 West Markham Suite 200 Little Rock, AR 72211 SURVEYOR: Rasburry Surveying 306 W. South Street Benton, AR 72016 AREA: 14.03 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family PROPOSED ZONING: PD-R PROPOSED USE: Multi-family 17.11-units per acres VARIANCE/WAIVERS: A variance from the City’s Land Alteration Ordinance to allow grading of future phase with the development of the first phase. BACKGROUND: A request to rezone the site from R-2, Single-family to PD-R to allow the development of this site with a multi-family residential community encompassing 288-living units contained within fourteen (14) buildings withdrawn from the Commission’s December 18, 2014, public hearing. The withdrawal request was made without prejudice which allows the applicant to make application without waiting for one-year. January 29, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-8959-A 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The project is expected to be developed as a luxury multi-family residential community encompassing 240-living units contained within ten (10) apartment buildings. The community will also house a clubhouse/leasing office, detached work out center, community pool and pool house, as well as a maintenance shop. The site plan indicates the placement of 334 parking spaces to serve the new units. The buildings are proposed three (3) stories in height. The Lofts at Kanis Creek encompasses 14.03-acres of land that is currently zoned R-2, Single-family. At this time, Rowan Development requests rezoning to PD-R that will allow multi-family residential uses. The current plan being submitted indicates an overall density of 17.1 units per acre. The development is proposed in three (3) phases. The clubhouse, Buildings 1, 2, 3 and 4 will be constructed in Phase I. Buildings 5 – 8 will be constructed in Phase II and Buildings 9 and 10 in the final phase. B. EXISTING CONDITIONS: This area of Kanis Road is located outside the City limits of Little Rock but within the City’s Extraterritorial Planning Jurisdiction. The area is not contiguous to the City limits, which is a requirement for annexation. The property is currently wooded and zoned R-2, Single-family. Within the general area there are a number of residential and non-residential uses including Baker Elementary School, single-family subdivisions and non-residential office and commercial uses. Chenal Pet Palace is located along the southern boundary of the property. Adjacent to the site Kanis Road is narrow rural road with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a several informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Capitol Hills Estates Property Owners Association, the Gibraltar Heights Point West Timber Ridge Neighborhood Association, the Parkway Place Property Owners Association, the Spring Valley Manor Property Owners Association and the Woodlands Edge Community Association were notified of the public hearing. January 29, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-8959-A 3 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from centerline. Street improvements should consist of striping a left turn lane. Additional paving maybe needed for pavement and striping 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Does the applicant propose to advance grade future phases with construction of phase 1? 4. A minimum undisturbed strip 25 feet wide except for reasonable access shall be provided along each side of streams having a 10 yr storm >150 cfs. The undisturbed strip should be measured from the top of the bank. Has the previously provided plan showing the area along the creek not be disturbed remain the same with this application? 5. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. The upper waters of Panther Branch appear to extend across this property and parallel Kanis Road. 6. Stormwater detention ordinance applies to this property. 7. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 9. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Greg Simmons, Traffic Engineering at 501.379.1813; for more information. 10. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. January 29, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-8959-A 4 11. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. The sight distance certification letter has been provided with the previous application. Has the driveway location changed? 12. The owner and/or manager of each multi-family residence of 100 or more dwelling units shall provide recycling and encourage participation by the tenants, renters, or owners of each unit. Contact Melinda Glasgow 501.371.4646; mglasgow@littlerock.org for more information. 13. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50 feet back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of Kanis Road with the proposed driveway. All proposed landscaping should be low level below 30 inches from the top of pavement of the driveway. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. The property must be annexed into the City of Little Rock to receive sewer service. Contact Vince Hortho at Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to the proposal as sufficient power is available along the west side of Kanis Road to feed the development. Contact Entergy in advance to discuss service requirements and facilities locations. Caution. The map received does not indicate existing locations of the road, poles, utility lines etc. Relocation costs may be involved for anything which may need to be moved due to signs and drive additions. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. January 29, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-8959-A 5 3. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water if additional fire protection or metered water service is required. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. 9. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: 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. January 29, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-8959-A 6 Grade: Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading: Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments – 2 means of access - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. 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 January 29, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-8959-A 7 building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Dead Ends: Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates: Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Multi-Family Residential Developments - As per Appendix D, Section D106.1 of the 2012 Arkansas Fire Prevention Code Vol. 1. Projects having more than 100 dwelling units. Multiple-family residential projects having more than January 29, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-8959-A 8 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads. Exception: Projects having up to 200 dwelling units may have a single approved fire apparatus access road when all building, including nonresidential occupancies are equipped throughout with approved automatic sprinkler systems installed in accordance with Section 903.3.1.1 or 903.3.1.2 As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention Code Vol. 1. Projects having more than 200 dwelling units. Multiple-family residential projects having more than 200 dwelling units shall be provided with two separate and approved fire apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler system. Fire Hydrants: Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1. County Planning: If the property is not annexed into the City of Little Rock prior to development the plan must be reviewed and approved by the Pulaski County Planning Board. CATA: The area is currently served by CATA at this location via the Route 3 Baptist Medical Center and by Links para-transit. This location is currently in CATA’s long range planning. The proposal has no impact to service. Improving bicycle and pedestrian way in this area would create a safe environment for both to have access to future transit expansion. Unfortunately, the plot plan provided does not indicate any pedestrian or bicycle facilities making it difficult to understand the developer’s intentions. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review 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.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Residential Low Density (RL) and Residential Medium January 29, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-8959-A 9 Density (RM) for this property. The Residential Low Density (RL) category provides for single family homes at densities not to exceed six (6) units per acre. Such residential development is typically characterized by conventional single family homes, but may include patio or garden homes and cluster homes, provided that the density remain less than six (6) units per acre. The Residential Medium Density (RM) category accommodates a broad range of housing types including single family attached, single family detached, duplex, townhomes, multi-family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to PDR (Planned District Residential) to allow development of an apartment complex at a density of 17.11 units per acre on the site. The site is within an area where a Design Overlay District is underdevelopment. Master Street Plan: Kanis Road is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) the full width requirement but in no case less than nine (9) feet. The maximum dimension required shall be fifty (50) feet. The approximate average depth of the lot is nine hundred and thirty (930) feet. A fifty foot (50) foot wide buffer is required along Kanis Road. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property. This strip shall be at least nine (9) feet wide. Provide trees with an average linear spacing of not less than thirty (30) feet within the perimeter planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter planting strip. 4. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). For developments with more than one hundred fifty (150) parking spaces the minimum size of an interior landscape area shall be three hundred January 29, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-8959-A 10 (300) square feet. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 5. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the buildings, excluding truck loading or service areas not open to public parking. These areas shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. 6. The development of two (2) acres or more requires an approved landscape plan stamped with the seal of a registered landscape architect prior to the issuance of a building permit. 7. A landscape irrigation system shall be required for developments of one (1) acre or larger. 8. Recycling containers must be screened per Section 36-523(d) of the City of Little Rock Code of Ordinances. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (January 7, 2015) The applicant was present. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff requested Mr. Chi provided all property line dimensions, building setback dimensions, areas to be landscaped and areas to be used as common usable open space. Staff also requested Mr. Chi provide the location of the creek running along Kanis Road and indicate the area as open space. Public Works comments were addressed. Staff stated Kanis Road was classified on the Master Street Plan as a minor arterial. Staff stated a dedication of right of way was required along Kanis Road to 45-feet from centerline. Staff also stated a grading permit was required prior to development of the site. Staff stated street improvement plans were required prior to construction. Staff stated a 25-foot undisturbed strip was required along each side of streams having a 10 year >150 cfs. Staff requested the applicant provide the areas proposed to not be disturbed along the creek bank on the site plan. Landscape comments were addressed. Staff stated street buffers were to average 50-feet and in no case less than 25-feet. Staff stated screening was required along the eastern, western and southern perimeters. Staff also stated a landscape plan and irrigation would be required with the development of the property. January 29, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-8959-A 11 Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the January 16, 2015, Subdivision Committee meeting. The revised site plan has dimensioned the property lines, indicated building setback dimensions, the areas to be landscaped and the areas to be used as common usable open space. The revised plan has indicated the approximately location of the creek running along Kanis Road and indicated the area as open space. For the frontage of the property along Kanis Road, a center turn will be striped with tapers for left turn movements to not impede thru traffic on Kanis Road. The applicant has indicated the hours of dumpster service will be limited to weekdays from 8 am to 6 pm. The applicant has indicated the buildings will be constructed of wood framing, masonry exterior and architectural asphalt shingle roofs. The buildings are proposed with a maximum height of 47-feet. The site plan notes the proposed building coverage is 17 percent, the total paved area is 21 percent and the proposed landscaped area is 62 percent. The development is proposed in three (3) phases. Buildings 1 – 4 along with the clubhouse will be constructed in the first phase. Buildings 5 - 8 will be constructed in the second phase and Buildings 9 and 10 will be constructed in the final phase. Phase 2 construction will begin within 6 – 12 months of the completion of the first phase. Phase 3 will begin construction within 6 – 12 months of the completion of the second phase. The onsite amenities will include a clubhouse with lounge, meeting space, theater, gym. A pool will be located next to the clubhouse. Paths or trails will be used to connect the onsite amenities with the buildings and allow the tenants outdoor opportunities to access open space areas. The development is proposed with a single entry development sign. The sign is proposed ten (10) feet in height and 100-square feet in area. The zoning ordinance typically allows signage for multi-family developments six (6) feet in height and twenty-four (24) square feet in area. Fencing is proposed around the perimeters of the site. The fencing on the northern, western and southern perimeters is proposed as a six (6) foot wood January 29, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-8959-A 12 fence. The fence along Kanis Road is proposed as a six (6) foot wrought iron fence. Privacy gates will be provided at the front entrance to the development. The request includes a variance from the City’s Land Alteration Ordinance to allow grading of future phases with the construction of the initial phase. The applicant has indicated the grading is necessary to allow balancing of the site eliminating the need to haul material from the site to later bring material back to the site. Staff is not supportive of the request. The applicant is proposing the development of 14.03 acres with 240 units of multi-family housing. The overall density proposed for this development is 17.11 units per acre. The Land Use Plan shows Residential Low Density (RL), Suburban Office (SO) and Residential Medium (RM) for this property. Residential Low Density allows for single family homes at densities not to exceed 6 dwelling units per acre. The Suburban Office category shall provide for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. The Residential Medium Density category accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi-family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The overall density proposed for the development is not consistent with the typical development standards of the City’s Future Land Use Plan. Staff has concerns with the placement of 240 units at this location considering additional units that are planned by this developer and another developer within a short distance of each other. Staff feels the concentration of multi-family within such a small geographic area may potentially negatively impact the general area and the nearby neighborhoods. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JANUARY 29, 2015) Mr. Jacob Chi, Rowan Development, was present representing the request. There were a number of registered objectors present. Staff presented the item with a recommendation of denial. Mr. Chi addressed the Commission stating this was a $24 million dollar investment with $1.3 million dollars in public improvements. He stated Panther Branch Creek ran along Kanis Road which would be maintained as a buffer. He stated there was also a large January 29, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-8959-A 13 drainage along the sites southern boundary which with the two rendered one-third of the site as unusable. He stated the site would not develop without density. He stated the infrastructure cost were too high to allow for development of the site as single-family. He stated the City had approved a development with a similar density 500-feet east of this site. Ms. Carolyn Hatch addressed the Commission in opposition of the request. She stated she lived to the east of the site. She stated the traffic on Kanis Road was difficult. She stated without the infrastructure in place first the quality of life was reduced. Ms. Amy Pierce addressed the Commission in opposition of the request. She stated the property would develop. She stated her concern was the use of the property and felt the use was too intense for the site. Mr. Greg Jones stated he echoed the previous comments. He stated it was not the quality of the development but the density of the development and the increase in traffic the development would generate. Mr. Eric Stoffel addressed the Commission in opposition of the request. He stated the residents of Kanis Creek supported development. He stated he felt the corridor should be designed for continuity. He stated the Design Overlay District should be in place prior to any more development along Kanis Road. Mr. Alvin Weintraub addressed the Commission in opposition. He stated the construction of Kanis Road from Gamble Road to the west would be difficult and a number of property owners would lose a large part of their property to allow for the four or five laneing of the street. He stated the road should be fixed first, teach residents the traffic flows in the area and then put in additional units. Melanie Strigel addressed the Commission in opposition of the request. She stated the development was located 500 feet west of a development currently under construction for multi-family. She stated she would question the need for additional units in such close proximity. Ms. Linda Collins addressed the Commission in opposition. She stated she was not a developer and knew little about development. She stated she felt this was a false choice saying that the property would not develop unless developed with this intensity. She stated apartments were not the only option for development. She stated development of the property may not be residential but some mixed use development of non-residential. Mr. Ross Phillips addressed the Commission in opposition of the request. He stated the developer was only required to construct one-half of the street adjacent to his site. He stated with the construction of Mr. Chi’s improvements and the Panther Branch January 29, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-8959-A 14 improvements there would be off-sets in the road. He stated he felt the site would develop and felt a mixed use development was a better fit for the area. Ms. Cathi Watkins addressed the Commission in opposition of the request. She stated Little Rock was not growing fast enough to fill the number of new units being constructed. She questioned once the older apartments were empty what would happen to them. She questioned if they would be torn down and at what cost to the neighborhoods where the apartments were located. She stated this was a planning consideration and should be considered before additional units were approved. Ms. Ruth Bell, League of Women Voters Pulaski County, addressed the Commission in opposition. She stated the density of the development was far above the City’s plan for the area. She stated the Design Overlay District was a real plan for the corridor and requested the Commission wait until the plan was in place prior to approval of any additional development in the area. Mr. Chi stated he did not agree with the residents statements concerning development of the site. He stated he felt as a developer he knew what it would take to make the site develop. He stated it was best to allow responsible development in an area. He stated the City could not wait for the infrastructure to be in place before allowing development to occur. He stated without private development the area would remain as it currently existed. There was a general discussion by the Commission concerning development in the City and how infrastructure was put in place throughout the City. It was noted the City should consider additional funding sources to construct streets within areas and not place the burden on the developers. The Commission noted there was a need for varying densities within areas of the City. The Commission stated safety of the residents was key in considering an application request. There was no further discussion of the item. The Chair entertained a motion for approval of the item including all staff recommendations and comments except that of denial. The motion failed by a vote of 0 ayes, 10 noes, 0 absent and 1 open position. January 29, 2015 ITEM NO.: 12 FILE NO.: Z-8292-A NAME: The House of Vision Revised Short-form POD LOCATION: Located at 1921 Wright Avenue DEVELOPER: Dr. Emma K. Rhodes 8621 Labette Drive Little Rock, AR 72204 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.17 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: POD ALLOWED USES: O-3, General Office District uses and Activity Center PROPOSED ZONING: POD PROPOSED USE: Add residential as an allowable use for this property VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 19,915, adopted by the Little Rock Board of Directors on February 5, 2008, rezone the site from R-4, Two-family District to POD to allow the existing duplex to be renovated for an activity center and private offices. The applicant proposed persons using the House of Vision, an office next door located at 1971 Wright Avenue, as meeting room space to plan activities, extended business meetings, private family gatherings and other small community meetings. The House of Vision allows free office space for job development and placement of ex-felons; stop the violence program, personal growth and development for targeted populations and other community services. January 29, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8292-A 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant tis now requesting to revise the previously approved POD to allow the use of a portion of the structure as residential. The building located on the site was constructed as a duplex. The structure now serves as an activity center and private office space. The unit located at 1921 Wright Avenue will become the private residence while the 1853 Summit unit will continue to function with private offices, meeting space and public gathering space. The residential request is to accommodate a family member in need of a place to live on a temporary basis. The building has ample space to accommodate the addition of the residence. The structure contains 4,900 square feet. The residence will contain 2,200 square feet and the remaining 2,700 square feet will be used for office space and public gatherings. The applicant has stated the uses include graduation ceremonies for Dr. Emma Rhodes Education Center (EREC) located at 1815 Wrights Avenue, small community meetings, extended business meetings not held in the EREC building and office space. B. EXISTING CONDITIONS: The site contains an office located within a converted duplex structure. The structure immediately to the east is a two-story structure currently being used as an office use. The area is a node of office and commercial uses located along Wright Avenue. There is a City of Little Rock Neighborhood Alert Center located nearby. The area to the east and south of the site is primarily residential in both single-family and two family homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Central High and Wright Avenue Neighborhood Associations were notified of the public hearing. D. SUBDIVISION COMMITTEE COMMENT: (January 7, 2015) The applicant was not present. Staff presented the item stating there were no outstanding technical issues associated with the request. Staff stated the applicant was requesting to add residential as an allowable use for the property. Staff stated no exterior modifications were proposed with the rezoning request. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. January 29, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8292-A 3 E. ANALYSIS: There were no outstanding technical issues raised at the January 7, 2015, Subdivision Committee meeting in need of addressing. The applicant is requesting to revise the previously approved POD to allow the use of a portion of the structure as residential. The structure now serves as an activity center and private office space. The portion of the building located at 1921 Wright Avenue is proposed as a private residence while the 1853 Summit Street unit will continue to function with private offices, meeting space and public gathering space. The structure contains 4,900 square feet. The residence will contain 2,200 square feet and the remaining 2,700 square feet will continue to be used for office space and public gathering meeting space. The activities include graduation ceremonies for Dr. Emma Rhodes Education Center (EREC) located at 1815 Wrights Avenue, small community meetings, extended business meetings not held in the EREC building and office space both for the owner and potentially leasable office space. Staff is supportive of the request. Staff does not feel the addition of residential as an allowable use for a portion of the structure will adversely impact the development or the area. F. STAFF RECOMMENDATION: Staff recommends approval of the request to allow residential as an allowable use for the existing structure located on the site. There are no exterior modifications proposed for the site with the addition of residential as an allowable use. PLANNING COMMISSION ACTION: (JANUARY 29, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request to allow residential as an allowable use for the existing structure located on the site. Staff stated there were no exterior modifications proposed for the site with the addition of residential as an allowable use. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes, 0 absent and 1 open position. January 29, 2015 ITEM NO.: 13 FILE NO.: Z-8977-A NAME: South Bowman Apartments Long-form PD-R LOCATION: Located at 4212 South Bowman Road DEVELOPER: EBW LLC 26 Collins Industrial Place North Little Rock, AR 72113 ENGINEER: Marlar Engineering 5318 JFK Boulevard North Little Rock, AR 72116 AREA: 16.02 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: Multi-family – 14.99 units per acre VARIANCE/WAIVERS: A variance from the City Land Alteration Ordinance to allow advanced grading of future phases with the construction of the first phase and to allow a retaining wall in excess of 15-feet. BACKGROUND: The item was reviewed and a recommendation of approval was made by the Planning Commission at their October 29, 2014, public hearing. The item was forwarded to the Board of Directors for final action. The item was deferred from the Board December 2, 2014, public hearing to the December 16, 2014 hearing. At the request of the developer the item was removed from the Board Agenda prior to the December 16, 2014, public hearing. January 29, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8977-A 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning from R-2, Single-family to PD-R to allow the development of 240-units of multi-family housing on this 16.02-acre tract. The buildings are proposed as three (3) story buildings with a maximum building height of 48-feet. There are ten (10) buildings proposed, each containing 24-units. The site plan indicates the placement of an office/clubhouse, pool and covered pavilions as amenities for the residents. The plan indicates the placement of covered and uncovered parking on the site. The perimeter fencing includes the placement of a six (6) foot wood fence along the northern, southern and eastern perimeters. Brick and wrought iron fencing will be placed along South Bowman Road. The development is proposed in two (2) phases. With the initial phase five (5) apartment buildings containing 24-units each along with the clubhouse, pool administrative offices and the front entrance will be developed. The second phase includes the construction of five (5) additional buildings, each containing 24-units. The buildings are proposed with three (3) story heights. The maximum building height proposed is 48-feet. B. EXISTING CONDITIONS: South Bowman Road adjacent to the site is an unimproved two (2) lane road with open ditches for drainage. The property proposed for development is tree covered with a single-family home located near the northern property line on South Bowman Road. There is vacant C-2, Shopping Center District zoned property to the east. South of the site is a manufactured home park with homes abutting this properties southern boundary. North of the site is a large property which contains a single-family residence with a number of outbuildings and barns. Further south of the site is the Baptist School of Nursing, an office warehouse development, a convenience store and a number of automobile dealerships located on Colonel Glenn Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200-feet of the site along with the John Barrow Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. January 29, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8977-A 3 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Bowman Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Bowman Road including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from centerline. Striping and tapers must be provided for a center turn lane. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is a variance being requested to advance grade future phases of development with construction of the first phase? 4. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 5. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. A minimum undisturbed strip 25 feet wide except for reasonable access shall be provided along each side of streams having a 10 yr storm >150 cfs. The undisturbed strip should be measured from the top of the bank. After permits have been obtained from the USCOE for the creek to be filled, the buffer strips can be removed. 7. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Greg Simmons, Traffic Engineering at 501.379.1813; for more information. 8. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. The driveway should be located to not create conflicting left turn movements with the future street on the east side of South Bowman Road. 9. The owner and/or manager of each multi-family residence of 100 or more dwelling units shall provide recycling and encourage participation by the tenants, renters, or owners of each unit. Contact Melinda Glasgow 501.371.4646; mglasgow@littlerock.org for more information. January 29, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8977-A 4 10. Retaining walls designed to exceed 15 feet in height are required to seek a variance for construction. Provide proposed wall elevations. 11. 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. Retaining walls with geotextile reinforcing mats should not be placed on the property line and the mats extend beyond the property line. 12. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 13. The proposed sign should be removed from the driveway landscape median. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Sewer main relocation required to construct project as shown. Contact Vince Hortho at Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to the proposal. Three phase power is available along the west side of Bowman Road. Care should be taken in constructing the sign and in locating the construction office as both shown to be in close proximity to the power line. Contact Entergy in advance to discuss service requirements and facilities locations. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. January 29, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8977-A 5 3. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water if additional fire protection or metered water service is required. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. 9. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: 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. January 29, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8977-A 6 Grade: Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading: Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments – 2 means of access - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. 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 January 29, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8977-A 7 building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Dead Ends: Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates: Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Fire Hydrants: Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s January 29, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8977-A 8 Office (Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review 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.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the I-430 Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. The Residential Low Density (RL) category provides for single family homes at densities not to exceed six (6) units per acre. Such residential development is typically characterized by conventional single family homes, but may include patio or garden homes and cluster homes, provided that the density remain less than six (6) units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to PDR (Planned District Residential) to allow development of an apartment complex at a density of 15 units per acre on the site. Master Street Plan: Bowman Road is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Bowman Road. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along Bowman Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property. This strip shall be at least nine (9) feet wide. Provide January 29, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8977-A 9 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. 3. 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 three hundred (300) square feet for developments with more than one hundred fifty (150) parking spaces. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 4. The development of two (2) acres or more requires an approved landscape plan stamped with the seal of a registered landscape architect prior to the issuance of a building permit. 5. A landscape irrigation system shall be required for developments of one (1) acre or larger. 6. Recycling containers must be screened per Section 36-523(d) of the City of Little Rock Code of Ordinances. 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. SUBDIVISION COMMITTEE COMMENT: (January 7, 2015) Mr. Mike Marlar of Marlar Engineering was present representing the request. Staff presented the item stating the applicant had withdrawn the previous request prior to the Board of Directors action on the request. Staff stated the current request was to allow the development of 240 units of multi-family housing on the site. Staff stated the most notable differences were the addition of property which was previously under a different ownership and the placement of an additional building containing 24-units. Staff requested Mr. Marlar provide the areas in which the buffer would remain undisturbed and the areas in which the buffers would be cleared. Public Works comments were addressed. Staff stated Bowman Road was classified on the Master Street Plan as a minor arterial. Staff stated dedication of right of way to 45-feet from centerline was required. Staff also stated a grading permit would be required prior to development. Staff questioned the proposed phasing plan and if advanced grading was being requested for future phases with the development of the first phase. January 29, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8977-A 10 Landscaping comments were addressed. Staff stated buffers were required along the sites perimeters. Staff stated the required street and western buffer were an average of 50-feet with the minimum street buffer dimension of 25-feet. Staff stated screening was required along the northern, western and southern perimeters. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing a number of the issues raised at the October 8, 2014, Subdivision Committee meeting. The site plan indicates the placement of perimeter fencing, the maximum building height and the number of units per building. The site plan also includes the placement of a secondary access for the development and the placement of buffering along the sites northern, western and southern perimeters. The applicant is requesting a rezoning from R-2, Single-family to PD-R to allow the development of 240-units of multi-family housing on this 16.02-acre tract for an overall density of 14.99 units per acre. The buildings are proposed as three (3) story buildings with a maximum building height of 48-feet. There are ten (10) buildings proposed, each containing 24-units. The site plan indicates the placement of an office/clubhouse, pool and covered pavilions as amenities for the residents. The buildings are proposed brick exteriors with architectural singled roofs. The plan indicates the placement of covered and uncovered parking on the site. The perimeter fencing includes the placement of a six (6) foot wood fence along the northern, southern and eastern perimeters. Brick and wrought iron fencing will be placed along South Bowman Road. The development is proposed in two (2) phases. With the initial phase five (5) apartment buildings containing 24-units each along with the clubhouse, pool administrative offices and the front entrance will be developed. The second phase includes the construction of five (5) additional buildings, each containing 24-units. The site plan indicates the placement of covered and uncovered parking on the site. The plan includes the placement of 430 parking spaces. Included in the 430 parking spaces are 20 covered parking structures with approximately 80-spaces within the covered structure. Per the Zoning Ordinance parking for multi-family developments is calculated at one and one-half parking spaces per unit. Based on 240 unis a total of 360 parking spaces is required. January 29, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8977-A 11 The site plan includes the placement of several dumpster locations. Recycling facilities will be offered to the residents. A note on the site plan indicates dumpsters will be screened per typical ordinance requirements. The hours of dumpster service will be limited to 6 am to 7 pm daily. The site plan includes the placement of an identification sign at the entrance to the development. The sign is indicated with a maximum height of six (6) feet and a maximum sign area of 72-square feet. The sign is located within a planted landscape feature within the divided entrance to the development. The sign will be moved to the west to not create a sight distance problem at the driveway entrance and South Bowman Road. The request includes a variance from the City’s Land Alteration Ordinance to allow an increase in the total retaining wall height along the northwestern perimeter. The top of the wall is between 381-feet and 393-feet and the finished floor heights will be nearer 352-feet. Staff is continuing to review the request related to the perimeter land use buffers and the proposed retaining wall heights and locations. Staff recommendation is forthcoming. I. STAFF RECOMMENDATION: Staff recommendation forthcoming. PLANNING COMMISSION ACTION: (JANUARY 29, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating staff was requesting a deferral of the item to the February 26, 2015, public hearing. Staff stated they needed additional time to review a revised site plan which had been submitted by the applicant. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes, 0 absent and 1 open position. January 29, 2015 ITEM NO.: 14 FILE NO.: Z-9003 NAME: McGrew Short-form PID LOCATION: Located at 7600 Enmar Drive DEVELOPER: Richard McGrew 615 West Grand Hot Springs, AR 71901 SURVEYOR: Justin West Surveying 211 Jocelyn Avenue Hot Springs, AR 71901 AREA: 0.45 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: I-2, Light Industrial District ALLOWED USES: Industrial PROPOSED ZONING: PID PROPOSED USE: Add medical detox clinic as an allowable use VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing the rezoning of this site from I-2, Light Industrial District to PID to add a medical detoxification clinic as an allowable use for the site. Quapaw House Recovery and Wellness Center currently has a contact with the State of Arkansas to provide medical detox services for the State. One of the requirements in the contract is Quapaw House Recovery and Wellness must have a location in Little Rock, AR. The facility that is currently being used by another contractor to provide this service is called the Fullerton Building. This location will soon be transferred over to UAMS to allow UAMS to add parking for January 29, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9003 2 the hospital. Quapaw House Recovery and Wellness will only have a limited amount of time to find another location. The location at 7600 Enmar Drive is proposed with no more than 16 patients participating at a time with an average of 10 – 12 participants per day. There will be three (3) staff members present at all times. Medical Detoxification is a program that assists people with chemical dependency problems safely, in a medical environment, reduce their addiction on drugs or alcohol. The process uses very little drugs and the medical part is more of observation and supervision by medical staff than an actual medical process. The staff includes a physician, nursing staff, RADD (Regional Alcohol and Drug Detox) tech and certified alcohol and drug counselor. The facility will also have a program coordinator who will oversee the program as well as the program located in Hot Springs. The facility will have both a security and surveillance system to assist program staff with supervision of the patients and the average length of stay per patient will be 3 – 5 days. The general detox program will be 3 days with clinical exceptions happening rarely when a patient stays for up to 5 days. 5 days will be on very rare occasions and only if Quapaw House Recovery and Wellness Center feels the patient is at medical risk and is still medically frail. The programs are licensed by the Arkansas Department of Human Services Division of Behavioral Health Services and Nationally Accredited by CARF International. Quapaw House, Inc. has been providing these services for over 30 years all over the State of Arkansas and assures the City that the quality of program offered to patients and their commitment to being an outstanding community based organization will be a value to the community and Quapaw House will work diligently to be an asset to the City of Little Rock as well as the State of Arkansas. B. EXISTING CONDITIONS: The property is located on the west side of Enmar Drive between a company specializing in metal products and an automobile painting and rebuilding shop. Across Enmar Drive are commercial businesses, an appliance parts repair store and a big box selling appliance, TV’s etc. West of the site is State owned property used for surplus sales. Other uses in the area include office and office warehouse users. The ‘Old Professor Bowl’ is located to the south of the site. The building is currently vacant. Enmar Drive is constructed to commercial street standard. No sidewalk is in place along the frontage of this property. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All owners of property located within 200-feet of the site along with the January 29, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9003 3 Southwest Little Rock United for Progress and Wakefield Neighborhood Association were notified of the public hearing. Southwest United for Progress at their January meeting voted to support the request. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Due to the proposed use of the property, the Master Street Plan specifies that Enmar Drive for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. Prior to occupancy, the existing damaged driveway apron should be replaced. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: No objection. Entergy: Entergy does not object to the proposal. Single phase service currently exists but three phase service is available. Contact Entergy in advance for service needs. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. January 29, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9003 4 5. Contact Central Arkansas Water if additional fire protection or metered water service is required. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. 9. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: 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 January 29, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9003 5 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. 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 January 29, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9003 6 provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates: Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 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). Number and Distribution of Fire Hydrants as per Table C105.1. County Planning: No comment. CATA: The area is currently served by CATA at this location via Route 17 Mabelvale and Route 22 Mabelvale-Midtown and by the Links para-transit. This location is currently in CATA’s long range planning. The proposal has no impacts on service and does not impede pedestrian access to transit. An improved pedestrian way would allow better access to jobs located in the January 29, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9003 7 industrial park served along this route. Site plan indicates no pedestrian amenities. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: This request is located in the 65th Street East Planning District. The Land Use Plan shows Industrial (I) for this property. The Industrial (I) category encompasses a wide variety of manufacturing, warehousing research and development, processing, and industry related office and service activities. Industrial development typically occurs on an individual tract basis rather than according to an overall development plan. The applicant has applied for a rezoning from I-2 (Light Industrial District) to PID (Planned Industrial District) to add a detoxification center as a permitted use on the site. Master Street Plan: Enmar Drive is a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class III Bike Route shown along Enmar Drive. Bike Routes require no additional right-of-way or pavement markings, but only a sign to identify and direct the route. Landscape: 1. If building rehabilitation exceeds fifty percent (50%) of the replacement cost then the landscaping and buffer must also come into compliancy accordingly. 2. Existing vehicular use areas may continue as nonconforming until such time as a building permit is granted to enlarge or reconstruct a structure on the property exceeding ten (10) percent of the existing gross floor area. At such time ten (10) percent of the existing vehicular use area shall be brought into compliance with this chapter and shall continue to full compliance on a graduated scale. 3. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance January 29, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9003 8 requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (January 7, 2015) Mr. Richard McGrew was present representing the request. Staff presented an overview of the item stating the applicant was requesting a rezoning of the site from I-2, Light Industrial to PID to add medical detoxification as an allowable use. Staff stated the applicant was proposing to use the existing building and parking. Staff stated the facility would have on-site medical staff 24-hours per day. Staff noted the average length of stay was three to five days. Staff stated there was no follow-up treatment at this location. Staff stated a dedication of right of way would be required at the time of building permit. Staff also stated any damaged curb, gutter or sidewalk would require replacement prior to the certificate of occupancy. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues raised at the January 7, 2015, Subdivision Committee meeting in need of addressing related to the site plan. The applicant is proposing to rezone the site from the current I-2, Light Industrial Zoning District to PID, Planned Industrial Development, to add medical detoxification as an allowable use for the existing building. There are no exterior modifications proposed with the approval. The applicant has indicated cosmetic repairs will be completed to the building and exterior parking area. The location is proposed with no more than 16 patients at a time with an average of 10 – 12 patients per day. Three (3) staff members will be present at all times. The facility will have both a security and surveillance system to assist program staff with supervision of the patients. The average length of stay for a patient is 3 – 5 days. Generally detox program are 3 days with clinical exceptions happening rarely when a patient stays for up to 5 days. Staff is supportive of the request to add medical detoxification as an allowable use for this site. The site is located within an industrial area of the City. There are few residences located within the immediate area, with the concentration of homes located several blocks to the east and across a railroad main line to the west. January 29, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9003 9 I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (JANUARY 29, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes, 0 absent and 1 open position. January 29, 2015 ITEM NO.: 15 FILE NO.: Z-9004 NAME: 9407 West Markham Short-form PD-O LOCATION: Located at 9407 West Markham Street DEVELOPER: Budianto Sudibjo 8101 Evergreen Drive Little Rock, AR 72227 SURVEYOR: Sullivan Land Surveying 1007 N Mississippi Avenue Little Rock, AR 72207 AREA: 0.91 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-O PROPOSED USE: Add in home computer repair VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning of the site from R-2, Single-family to PD-O to allow the use of the single-family home for a computer repair. The applicant currently has a business located on Rodney Parham Road and has been operating from the Rodney Parham Road location since 2008. The applicant states they are looking for new space to allow the business to grow. The applicant stated the property located at 9407 West Markham Street will allow this to occur. According to the applicant the property is located on a major street which allows for visibility for the business. The property to the west is zoned for office use. January 29, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-9004 2 The applicant states although this unit was constructed as a residence it can still function as an office. The applicant states their type of business, repairing computers, mainly software installation, usually does not attract a great number of cars per day. The applicant states at most 5-customers per day come to the site. The applicant states there will be no exterior modification to the building with the exception of placing pavement along the existing driveway to accommodate additional parking. B. EXISTING CONDITIONS: The house is located on the south side of West Markham, one property removed from Donna Drive. This site along with the seven (7) homes to the east are zoned R-2, Single-family and are currently being used as single-family homes. The property at the corner of Donna Drive and West Markham Street is zoned POD. The remaining property in the area is zoned and used as residential both to the north and south of this site. The non-residential uses and zoning are located a minimum of two (2) blocks to the east and west of this site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Pennbrook Clover Hill POA were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. At time of future development or construction of the parking lot and driveway expansion, the existing driveways will be required to be combined into a new driveway in the center of the lot. 2. The existing driveways should be signed and striped showing the east driveway as exit only and west driveway as entrance-only. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Stormwater detention will not apply to the proposed development due to this lot being less than 2 acres. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: No objection. January 29, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-9004 3 Entergy: Entergy does not object to the addition of the asphalt driveway nor the concrete path. The existing electrical service is provided from the rear (south) of the property. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water if additional fire protection or metered water service is required. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an January 29, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-9004 4 engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. 9. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: 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. County Planning: No comment. CATA: The area is currently served by CATA at this location via the Route 5 West Markham and by the Links para-transit. This location is currently in CATA’s long range planning. This proposal has no impacts on service and does not impede pedestrian access to transit. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: This request is located in the Rodney Parham Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. The Residential Low Density (RL) category provides for single family homes at densities not to exceed six (6) units per acre. Such residential development is typically characterized by conventional single family homes, but may include patio or garden homes and cluster homes, provided that the density remain less than six (6) units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to PDO (Planned District Office) to allow a computer repair business on the site. Master Street Plan: Markham Street is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and January 29, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-9004 5 their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Markham. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (January 7, 2015) The applicant was not present. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff stated the applicant was requesting to rezone the site to allow the use of the home as a computer repair business as well as a residence. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues raised at the January 7, 2015, Subdivision Committee meeting associated with the request in need of addressing via a revised site plan. The applicant is requesting a rezoning of the site from R-2, Single-family to PD-O to allow the use of the existing residence as a single-family residence and a computer repair business. The applicant states they are looking for new space to allow the business to grow and this property will allow this to occur. The applicant states their type of business, repairing computers, mainly software installation, usually does not attract a great number of cars per day. The applicant states at most 5-customers per day come to the site. The applicant states there will be no exterior modification to the building with the exception of placing pavement along the existing driveway to accommodate two (2) additional parking spaces. Staff is not supportive of the request. This area is identified on the City’s Future Land Use Plan for residential. The applicant indicates this is a prime area to grow his business. With the exception of the office development located on Donna Drive this area is primarily single-family homes. The non-residential is located to the east at the intersection of West Markham and John Barrow Road and to the west at the Corporate Hill office development. Staff does not feel this is an appropriate location for a non-residential use. Staff feels this area of West Markham should be maintained as residential to project the integrity of the residential homes within the area. The area to the north of West Markham Street January 29, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-9004 6 are single-family homes as is the area to the south abutting the rear of this home. These homes appear to have maintained their value and usefulness as single-family homes. Staff feels by ‘chipping away’ at the residential on the south side of West Markham the remaining homes in the area will become less viable as residential. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JANUARY 29, 2015) The applicant was not present. There were registered objectors present. The Chair requested the applicant come forward. The applicant was not present. Staff stated the item was to be deferred to the March 12, 2015, public hearing to allow the applicant to be present and present their case for the item. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. January 29, 2015 ITEM NO.: 16 FILE NO.: Z-9005 NAME: Roberts Short-form PD-R LOCATION: Located at 3501 Hill Road DEVELOPER: Bobby and Kathy Roberts c/o Carolyn Lindsey Yeary Lindsey Architects 3416 Old Cantrell Road Little Rock, AR 72202 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.16 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: Single-family, variations to the Hillcrest DOD VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing a rezoning of this site from R-2, Single-family to PD-R to allow an increase in the floor area ratio and allow the eastern side yard setback to be reduced from 7.6-feet to a setback varying from 4.0-feet to 7.6-feet along a proposed addition area on the east side of the home. The home is modest in scale on a shallow depth and steeply sloped lot. Without raising the roof pitch or adding a second floor so as to maintain the character of the house, years ago, the owner simply enclosed the attic space for additional storage. The January 29, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9005 2 height of the house ridgeline from the grade plane is 22.2-feet which falls well within the height restrictions of the DOD. The total area (existing and proposed) as calculated by the DOD instructions is 4,358.42 square feet and the allowable is 3,875.40 square feet. The overage equals 483 square feet. The applicant is proposing a 114 square foot room addition and a 90.25-foot screened porch addition. The house has an existing 672 square foot (as calculated by the DOD standards) attic that is entirely floored and heated and cooled for climate controlled storage. Only 184 square feet of the floored attic has a ceiling height of 7’-0” or greater. Under the state appraisers’ regulations, the attic could not be counted as square footage but per the DOD the square footage does count. The calculations of the floored attic storage space is skewing the calculations. Also of note the stair to the attic has 9.5” treads and 10” risers. This stair, original to the house, is clearly for attic storage and not daily use, as it does not meet current building codes. It is the applicant’s opinion that replacing the wooden deck with the room addition and the screened porch supports and enhances the existing scale and character of Hill Road and Valentine Street much more so than the existing wooden deck. Also in the applicant’s opinion the proposed project will make the east side of the house look more authentic and appropriate for this style house and will have no detrimental effect on the street, the neighboring house or the neighborhood. The property is located within the Hillcrest Design Overlay District. The Hillcrest Design Overlay District has specific development criteria related to setbacks, lot coverage, floor area ratio and maximum building height. The ordinance states property, if for any reason, that cannot be developed without violating the standards of the DOD shall be reviewed through the planned zoning district section of the zoning ordinance, with the intent to devise a workable development plan which is consistent with the purpose and intent of the overly ordinance. B. EXISTING CONDITIONS: Hill Road is located one block north of Kavanaugh Boulevard. The homes in this area of Hill Road are constructed on smaller lots on the south side of Hill Road and homes on larger lots on the north side of Hill Road. There are multi-unit developments located to the south of this home fronting Kavanaugh Boulevard. There is also a multi-unit building located to the west of this site on the corner of Ridgeway and Hill Road. Hill Road is constructed with curb and gutter. There is a sidewalk located along portion of Hill Road on the north side. Valentine is constructed with curb and gutter and there is a sidewalk located on the east side of Valentine extending from Kavanaugh Boulevard. January 29, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9005 3 C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Hillcrest Residents Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: No objection. Entergy: Entergy does not object to the proposed additions. If adjustments to the service entrance of the electrical ones are required, contact Entergy in advance of construction. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. January 29, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9005 4 5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: No comment. County Planning: No comment. CATA: The site is currently served by CATA at this location by route 1 Pulaski Heights and Links para-transit. This location is currently in CATA’s long range planning. The proposal has no impact on service. An improved pedestrian way is welcomed as an area for future service improvements considerations. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. The Residential Low Density (RL) category provides for single family homes at densities not to exceed six (6) units per acre. Such residential development is typically characterized by conventional single family homes, but may include patio or garden homes and cluster homes, provided that the density remain less than six (6) units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to PDR (Planned District Residential) to allow an addition to an existing house which is in conflict with the Hillcrest Design Overlay District. Master Street Plan: Hill Road and Valentine Street are a Local Streets on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: No comment. January 29, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9005 5 G. SUBDIVISION COMMITTEE COMMENT: (January 7, 2015) The applicant was not present. Staff presented an overview of the item stating there were no outstanding technical issues associated with the request. Staff stated the applicant was requesting a small addition to an existing home in Hillcrest which did not currently meet the lot coverage per the DOD. Staff stated since the lot coverage was not consistent with the DOD a rezoning to PD-R was required to allow the new construction. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no technical issues raised at the January 7, 2015, Subdivision Committee meeting. The applicant is requesting approval of a PD-R zoning to allow a small room addition which exceeds the allowable floor area ratio per the Hillcrest Design Overlay District. In addition a portion of the existing home is constructed over the side yard setback typically required per the R-2, Single-family zoning district along the eastern side. The height of the house ridgeline from the grade plane is 22.2-feet which falls within the height restrictions of the DOD. 39-feet is allowed per the DOD. The eastern side yard setback has been reduced from 7.6-feet (10% of the lot width) to a setback varying from 4.0-feet to 7.6-feet. A portion of the existing home is located within the side yard setback on North Valentine Street. The new construction is proposed to match the existing setback of the wood deck in place, which will be removed, with the new room addition and new porch. No new construction is proposed along the western side of the home. The total floor area, existing and proposed, is 4,358.42 square feet. The lot size is 7,046.16 square feet which would allow a maximum floor area to be constructed on the lot (55% of the lot area) of 3,875.40 square feet. The overage equals 483.03 square feet. The applicant is proposing a 114 square foot room addition and a 90.25-foot screened porch addition. The total floor area ratio for the home with the new construction is 61.8 percent. The house has an existing 672 square foot (as calculated by the DOD standards) attic that is entirely floored and heated and cooled for climate controlled storage. A number of years ago the owner enclosed the attic space for additional storage. Without the heated and cooled attic storage space the house, including the addition, would be 3,686.42 which would meet the lot coverage allowed per the DOD. January 29, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9005 6 Staff is supportive of the request. The request is to allow a small room addition and a screened porch both of which are located within an area currently occupied by an open deck. Staff does not feel the increase in floor area ratio or the reduction in the side yard setback will adversely impact the adjacent properties. All other aspects of the Hillcrest DOD will be adhered to with the new construction at the home. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (JANUARY 29, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes, 0 absent and 1 open position. January 29, 2015 ITEM NO.: 17 FILE NO.: Z-9006 NAME: JEA Investments LP Short-form PCD LOCATION: Located at 1711 Rebsamen Park Road DEVELOPER: John Allen, JE Allen Co. c/o Flake and Kelly Commercial, Hank Kelly 425 West Capitol Avenue, Suite 300 Little Rock, AR 72201 SURVEYOR: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.2713 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-3, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PCD PROPOSED USE: Selected C-3 and I-1 uses VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning from R-3, Single-family to PCD to recognize the historic non-residential uses of the property. The property was remodeled in 2012 to modernize and existing retail showroom with a warehouse. The property has been used in a similar capacity for decades. The rezoning approval would allow the property to no longer be non-conforming and appropriately zoned the property for future uses so that in the event the property is sold or leased the business can operate within the approved zoning code. January 29, 2015 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9006 2 The request includes the permitted uses within the C-3, General Commercial Zoning District and the I-1, Industrial Park Zoning District with the exception of a few uses within each zoning district. The exclusion with the I-1, Industrial Park zoning district are Ambulance services headquarters post and Bus station or terminal. The exclusions from the C-3, General Commercial zoning district are Bar, lounge or tavern shall be permitted only with restricted hours to comply with comparable hours of other bars/lounges/taverns in the neighborhood, College dormitory, College fraternity or sorority, Convenience food store with gas pumps, Convent or monastery, Establishment of the care of alcoholic, narcotic or psychiatric patients, Pawnshop and Taxidermist. B. EXISTING CONDITIONS: This area of Riverdale contains a wide variety of uses including single-family, multi-family, office, retail, restaurants and a plant nursery. To the west, across Rebsamen Park Road there is a single-family subdivision. To the east is a railroad spur and east of the rail spur is an office development and an office/mini-warehouse development. South of the site is a restaurant. With the recent renovation the property owner constructed curb, gutter or sidewalk adjacent to this site on Rebsamen Park Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Sherrill Heights Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Right-of-way dedications and street improvements have been made and accepted adjacent to the site. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: No objection. Entergy: Entergy has existing overhead transmission and distribution facilities on the east side of Rebsamen Park Road. Use caution for any work done under or near power lines. Any “plantings” which grow into the electrical space can cause power outages and should be limited to a mature height of 10-feet or less. The redbud may eventually cause problems. January 29, 2015 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9006 3 Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water if additional fire protection or metered water service is required. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. January 29, 2015 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9006 4 8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. 9. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: 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. 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). Number and Distribution of Fire Hydrants as per Table C105.1. County Planning: No comment. CATA: The area is not currently served by CATA at this location. This location is not currently in CATA’s long range planning. The proposal has no impact to service. The improved pedestrian way is welcomed as an area for future service consideration. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review 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.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial (C) category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that January 29, 2015 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9006 5 they serve. The applicant has applied for a rezoning from R-2 (Single Family District) to PCD (Planned Commercial District) to recognize an existing non-conforming business and set other allowable uses for this site. Master Street Plan: Rebsamen Park Road is a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class I Bike Path shown along Rebsamen Park Road. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or/and easement is recommended. Nine-foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (January 7, 2015) The applicant was present. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request. Staff noted the building had a history of non-residential uses. Staff stated the property to the north and south were zoned C-3, General Commercial District but this property was zoned R-3, Single-family residential. Staff requested Mr. Kelly provide a site plan with the available parking spaces delineated. Staff also noted a number of the proposed uses within the C-3, General Commercial and I-1, Industrial Park Zoning Districts were parking intensive. Staff stated any future use of the building would be required to match the parking that was available on the site. Public Works stated right of way dedications and street improvements to Rebsamen Park Road had been completed. Staff stated landscaping upgrades were possible based on the building renovation cost and or upgrades to the existing parking areas. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised the January 7, 2015, Subdivision Committee meeting. The revised plan has January 29, 2015 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9006 6 indicated the available parking on the site. The site plan indicates 12 parking spaces could be provided if the parking lot were striped. The applicant is requesting a rezoning from R-3, Single-family to PCD to allow the use of the building with specifically identified uses. The request includes the permitted uses within the C-3, General Commercial Zoning District and the I-1, Industrial Park Zoning District with the exception of the following: within the I-1, Industrial Park Zoning District the exclusions include Ambulance services headquarters post and Bus station or terminal. Within the C-3, General Commercial Zoning District the exclusions are Bar, lounge or tavern would be permitted only with restricted hours to comply with comparable hours of other bars/lounges/taverns in the neighborhood, College dormitory, College fraternity or sorority, Convenience food store with gas pumps, Convent or monastery, Establishment of the care of alcoholic, narcotic or psychiatric patients, Pawnshop and Taxidermist. The building contains approximately 5,100 square feet of floor area. The site plan indicates the placement of 12 parking spaces. Based on typical parking requirements for a retail use (1 parking space per 300 gross square feet of floor area) a total of 17 parking spaces would be required. Businesses with a mixture of sales and inventory warehousing may reduce the total off-street parking requirement when seventy (70) percent or more of the floor area is used for inventory storage. The parking would then be five (5) spaces plus one (1) space per two thousand (2,000) square feet of floor area. The retail portion remains at one (1) space per three hundred (300) gross square feet. Should the building be reused as a restaurant and/or bar/tavern or lounge a total of 51 parking spaces (1 parking space per 100 gross square feet of floor area) would be required. Staff is supportive of allowing the rezoning to PCD to recognize the historical use of the property. Staff has concerns with allowing the uses as identified by the applicant. The site contains a 5,100 square foot building with the potential for 12 parking spaces. As noted a number of the uses allowed within the requested zoning districts are parking intensive. Based on the parking available staff does not feel allowing the uses as identified by the applicant is appropriate. Staff feels the allowable uses of this site should be limited to uses which are not large traffic generations. Staff feels the uses should be limited to uses similar to general and professional office, office warehouse, office, showroom and warehouse and conditioned storage. I. STAFF RECOMMENDATION: Staff recommends denial of the application as filed. January 29, 2015 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9006 7 PLANNING COMMISSION ACTION: (JANUARY 29, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant has agreed to limit the uses for the site to a specific listing of uses. Staff read the following specific listing of uses into the minute record as the allowable uses for the site: a florist shop, a production studio, a construction company – no outside storage is allowed, an art studio, carpet sales and service, security sales and service, office/warehouse, office/showroom/warehouse, conditioned storage, general and professional office, construction/paint/building products. Staff stated by limiting the allowable uses for the site they were now in support of the request. Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes, 0 absent and 1 open position. PLANNING COMMISSION VOTE RECORD GATEffN'� - 1" MEMBER BELT, JENNIFER MART_ INEZ BERRY, CRAIG r e V, BROCK, TOM ✓ BUBB-U-S., ALAN ti BYNUM, BUELAH 0 0 COX, KEITH A - DILLON, * mmmmmmmmm�mmmmm- FINNEY, REBECCA mmmm mmmmmmmmmmmm� mmmmwmmmmmmmmmmm- ' -mmmmmmmmmmmmmmm� NUNNLEY,OBRAYJR. M-M-MMMMMM-MMMMM- -; MEMBER BELT, JENNIFER MART_ INEZ BERRY, CRAIG r e V, BROCK, TOM ✓ BUBBUS, ALAN ti BYNUM, BUELAH 0 0 COX, KEITH A - ©ILLON, JANET FiNNEY, REBECCA MAY, BILL B. NUNNLEY, C]BRAY JR. -; AYE * NAYE ABSENT ABSTAIN RECUSE Meeting Adjourned January 29, 2715 There being no further business before the Commission, the meeting was adjourned at 5:45 p.m. 4�q (�-� /' -�� �S ae