Loading...
HomeMy WebLinkAboutpc_06 04 2015sub LITTLE ROCK PLANNING COMMISSION SUBDIVISION HEARING SUMMARY AND MINUTE RECORD JUNE 4, 2015 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present there being eight (8) members present. II. Members Present: Craig Berry Tom Brock Alan Bubbus Buelah Bynum Keith Cox Janet Dillon Jennifer Martinez Belt Bill May Members Absent: Rebecca Finney Scott D. Hamilton Paul Latture City Attorney: Shawn Overton III. Approval of the Minutes of the April 23, 2015 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION SUBDIVISION AGENDA JUNE 4, 2015 OLD BUSINESS: Item Number: File Number: Title: A. Z-7500-E Cantrell West Reestablishment and Revised Long-form PCD, located in the 14600 Block of Cantrell Road. B. Z-8170-A Mountain Valley Long-form PD-R, located at 25616 Cantrell Road. C. Z-8170-B Mountain Valley Conditional Use Permit, located at 25616 Cantrell Road. D. Z-8262-B Rowan Village Reestablishment and Revised PCD, located in the 2700 Block of South Shackleford Road. E. Z-9020 Hometown Tax Service Short-form PD-O, located at 3008 West 12th Street. NEW BUSINESS: I. PRELIMINARY PLAT: Item Number: File Number: Title: 1. S-57-CCC Riverdale Lots K1 and K2 Replat, located on the Southwest corner of Riverdale Road and Riverfront Drive. 2. S-1076-D Hastings Industrial Park Preliminary Plat, located South of Roosevelt Road and East of I-30. 3. S-1747 Kaylin Heights Preliminary Plat, located South of Kaylin Drive and North of West Markham Street. Agenda, Page Two II. SITE PLAN REVIEW: Item Number: File Number: Title: 4. Z-3689-L Lisa Academy Zoning Site Plan Review, located at 23 Corporate Hill Drive. 5. Z-4336-PP Ronald McDonald House Zoning Site Plan Review, located on Martin Luther King Jr. Drive between 10th and 11th Streets. III. PLANNED DEVELOPMENTS: Item Number: File Number: Title: 6. Z-4834-D Vogelsberg Subdivision Short-form PCD, located at 10208 I-30. 7. Z-5649-E Davis Short-form PD-C, located at 10915 Stagecoach Road. 8. Z-5661-B Ballard Short-form PD-R, located at 2016 North Van Buren Street. 9. Z-5665-A First Deliverance Temple Short-form PD-R, located at 6213 – 6233 Lancaster Road. 10. Z-6782-C Second Baptist Church Short-form PD-O, located at 1709 John Barrow Road. 11. Z-7969-D LaPalapa Revised Short-form PCD, located at 18321 Cantrell Road. 12. Z-8501-A Stanton Optical Revised Short-form PCD, located at 112 South University Avenue. 13. Z-8817-B Stone’s Throw Revised Short-form PD-C, located at 402 East 9th Street. Agenda, Page Three III. PLANNED DEVELOPMENTS: (CONTINUED) Item Number: File Number: Title: 14. Z-9023-A Cell Phone Hospital Short-form PCD, located at 6608 Baseline Road. 15. Z-9038 Metzger Short-form PD-R, located at 4723 North Lookout. 16. Z-9039 PB General Holdings Short-form PD-C, located at 2504 Ferndale Cut-off. 17. Z-9040 Craig Custom Construction Short-form PD-R, located at 1708 North Fillmore Street. 18. Z-9041 The Trails Long-form PD-R, located on the Southside of Kanis Road between the Chenal Downs Subdivision and Walnut Grove Road. 19. Z-9042 The Trails Conditional Use Permit, located on the Southside of Kanis Road between the Chenal Downs Subdivision and Walnut Grove Road. 20. Z-9043 The Ranch West Estates Short-form PD-R, located on the South side of Valley Ranch Court. IV. OTHER MATTERS: Item Number: File Number: Title: 21. An Ordinance providing for the establishment of a Flood Damage Prevention Program for the City of Little Rock. June 4, 2015 ITEM NO.: A FILE NO.: Z-7500-E NAME: Cantrell West Reestablishment and Revised Long-form PCD LOCATION: Located in the 14600 Block of Cantrell Road DEVELOPER: Rees Development Company 11719 Hinson Road Little Rock, AR 72212 ENGINEER: Crafton Tull and Associates 10825 Financial Center Parkway Little Rock, AR 72211 AREA: 10.94 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: Commercial, Office/Warehouse PROPOSED ZONING: Revised PCD PROPOSED USE: Commercial VARIANCE/WAIVERS: None requested. BACKGROUND: A request was withdrawn by the applicant prior to the October 16, 2003, Planning Commission Public Hearing. The applicant proposed the development of a smaller portion of this site with an office/warehouse building and mini-warehouse units. Ordinance No. 19,151 adopted by the Little Rock Board of Directors on June 8, 2004, established Pinnacle Station Long-form PCD. The approval included the development of a 23,200 square foot commercial/office building along Cantrell Road and 52,916 square feet of office/warehouse space in the rear contained in two (2) buildings. The approval allowed the placement of eighty-eight (88) parking spaces to serve the commercial/office building and one hundred eighty-nine (189) parking spaces to serve the office/warehouse buildings in the rear. June 4, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7500-E 2 Ordinance No. 19,377 revised a previously approved PCD for the Pinnacle Station adopted by the Board of Directors on August 16, 2005. A single building totaling 25,941 square feet along with 117 parking spaces was approved for the development of the rear portion of Pinnacle Station. The approved plan allowed a fifteen foot building setback along the western property line and landscaping was to be placed in a ten foot utility easement. The site plan indicated a rear yard setback of 40 feet, consistent with ordinance standards for the Highway 10 Design Overlay District. The applicant indicated the days and hours of operation are from 7 am to 10 pm seven (7) days per week. The front building remained as previously approved. An application was submitted and withdrawn prior to Planning Commission action on March 3, 2005. The proposal included the development of 24.37 acres with 276,234 square feet of retail space constructed in three (3) phases. A total of 1,179 parking spaces were proposed. The proposal allowed the development of the area behind Pinnacle Station and included access to the Pinnacle Creek development (located behind Wal-greens and Buffalo Wild Wings) by sharing a 60-foot access and utility easement. The center was proposed with C-3, General Commercial District uses as allowable uses for the site. The hours of operation were proposed from 8:30 am to 10:00 pm seven days per week. An application was submitted and withdrawn prior to Planning Commission action on September 14, 2006. The request included the construction of 275,000 square feet of office, office/warehouse space and the allowance of C-3, General Commercial District uses as allowable uses. Access to the development was proposed as before, through the Pinnacle Creek access easement shared between Pinnacle Creek, Buffalo Wild Wings and Wal-greens. An application was submitted and withdrawn prior to Planning Commission action on February 14, 2008. The request was to allow a revision to two (2) previously approved PCD’s, Pinnacle Creek PCD (the western portion of the development site) and Pinnacle Station PCD (the eastern portion of the development site) and the rezoning of an area zoned R-2, Single-family located north of Pinnacle Station to PCD to allow the development of a retail center and allow driveway access from Pinnacle Creek to the intersection with Taylor Loop Road. The total land area is 21.98 acres and the total building area proposed is 235,703 square feet with 1,089 parking spaces. Construction of the retail center was proposed in three (3) phases. The hours of operation for the development were from 8:30 am to 10:00 pm seven days per week. No development has occurred on the rear portion of the site. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The property is located north of Cantrell Road at the intersection of Cantrell Road and Taylor Loop. More specifically the site is located at the end of the private June 4, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7500-E 3 drive between Buffalo Wild Wings and Walgreen’s. The site is made up of several properties. There are two parcels located north of the two (2) shopping centers. One property contains 5.98 acres and is currently zoned PCD and there is a 4.96 acre parcel currently zoned R-2, Single-family. Within this area the applicant is proposing to develop the area with three (3) buildings with shared access and parking. Access to the site is from the shared access easement which extends from Pinnacle Creek which accesses the traffic light at Taylor Loop Road. Pinnacle Station contains a little over two (2) acres and is developed with a strip retail center. The applicant is proposing to amend the previously approved PCD to remove the previously approved buildings from the rear portion of the development. Pinnacle Creek contains 2.1 acres and is also developed with a strip retail center. The applicant is proposing to amend the previously approved PCD to eliminate the northern land use buffer. Building 1 and possibly Building 2 will be constructed in the first phase. Building 1 will be ½ office and ½ office/warehouse and contain 99,650 square feet. Building 2 is proposed containing 25,000 square feet. The building is proposed two stories in height and is proposed with office on the second floor and retail utilizing C-3, General Commercial District uses as allowable uses on the ground floor. Building 3 will contain 20,000 square feet and is proposed with office uses only. Building 3 is located within the floodway. The applicant states a CLOMR will be required prior to placing any fill in the floodway and beginning construction of Building 3. The site will provide an all-weather emergency access connecting the new development with the Pinnacle Station retail center. Detention will be provided by means of underground storage. B. EXISTING CONDITIONS: A portion of the site proposed for new development has been cleared and a large creek runs along the northern boundary. The western portion is zoned single- family and is wooded. To the south, adjacent to Cantrell Road, is a restaurant, Buffalo Wild Wings, and Wal-greens. A convenience store with gas pumps is currently under construction at the southeast corner of Cantrell and Taylor Loop Road. North of the creek there are single-family homes accessed by Pinnacle Valley Road. West of the R-2, Single-family zoned property is a single-family subdivision which recently received preliminary plat approval. There are office and commercial uses located along Cantrell Road in this area. There is also a small church located on the south side of Cantrell Road. June 4, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7500-E 4 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 Pinnacle Valley Neighborhood Association, the Tulley Cove Neighborhood Association, the Westbury Neighborhood Association and the Westchester Heatherbrae Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. The access to the property should be provided by a shared access easements. The access easements should be constructed to minor commercial street standards (31 feet wide) with sidewalks. On the east shared access easement, the width should be 36 feet from the existing building to Cantrell Road. 3. With additional vehicle proposed to access the subject property from 14524 Cantrell Road the existing driveway should align with Jerry Drive. The existing alignment causes conflicting left turns that creates unsafe conditions. 4. The existing fill has been illegally placed on the subject property. The fill in the floodway must be removed and fill in the floodplain regarded to positively drain and erosion controls installed along with all disturbed areas seeded prior to Planning Commission action. 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. Is the project proposed to be phased? Is a variance requested for the grading of future phases with construction of Phase 1? Provide a phasing plan or show area to be advanced graded with Phase 1. 6. The proposed alteration of the floodway will require flood map revisions. Obtain a conditional letter of map revision and no rise certification approval from Public Works and the Federal Emergency Management Agency prior to issuance of a grading permit. 7. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. June 4, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7500-E 5 8. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 9. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 10. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 11. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 12. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide drainage and access easement is required adjacent to the floodway boundary. 13. 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. 14. A right turn lane should be constructed on Cantrell Road for the east driveway and the taper extend to the adjacent property's driveway. (50-feet stack and 100-feet of taper. 15. The proposed access easement cannot be used to back vehicles. All parking spaces adjacent to the access easement must be removed. The easements should be constructed to minor commercial street standard of 31 foot with sidewalks. 16. A minimum undisturbed strip 25 foot 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. 17. The subject property is located within the floodplain. The minimum Finish Floor elevation of at least 1 foot above the base flood elevation is required to be shown on plat and grading plans. 18. Submit a Traffic Impact Study for the proposed project. Study should address trip generation and trip distribution for the development and also should take into account existing and projected traffic growth. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the project. Sewer main relocation required to construction the project as shown. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. A 3 phase power line exists June 4, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7500-E 6 on Pinnacle Valley Road to the east and from one or 2 locations on the south side of the property. There are currently no other Entergy facilities on this property. Contact Entergy in advance regarding future service requirements and facilities location(s). Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. A 48-inch raw water line and a 72-inch raw water line cross the site within a 50-foot wide waterline easement in the middle of this property. Care must be taken to protect these water lines and any appurtenances, such as access and air release vaults, or monumentation which may be in the area. No signs, light poles, dumpster pads or other structures on foundations will be allowed within the existing 50-foot waterline easement. Paved parking and driveways are allowed. Field verification of the pipeline depth and location will need to be made by Central Arkansas Water. Construction of the proposed improvements must be performed with materials and techniques that will not harm or damage the pipelines or interfere with the operation. Due to the critical nature of the 39-inch raw water line located near this grading please contact CAW at 501.594.5261 24-hours prior to any work within the water right of way. 2. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 3. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 4. 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. 5. 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. 6. 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. June 4, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7500-E 7 7. Contact Central Arkansas Water if additional fire protection or metered water service is required. 8. 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. 9. 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. 10. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 11. 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: Maintain Access. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus June 4, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7500-E 8 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 June 4, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7500-E 9 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 Office (Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1. June 4, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7500-E 10 Parks and Recreation: No comment received. County Planning: No comment. CATA: The area is currently served by CATA at this location via Route #25. This location is currently in CATA’s long range planning for future Express Bus Service. The proposal has no impact to current service. Maintaining the bicycle and pedestrian way in this area is important to accessing transit; an important feature for future planning and development of this area, especially access to jobs. Transit is a primary source of affordable rides to work. 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 Pinnacle Planning District. The Land Use Plan shows Transition (T) for this property. Transition is a land use plan designation that provides for an orderly transition between residential uses and other more intense uses. Transition was established to deal with areas which contain zoned residential uses and nonconforming nonresidential uses. A Planned Zoning District is required unless the application conforms to the Design Overlay standards. Uses that may be considered are low-density multi- family residential and office uses if the proposals are compatible with quality of life in nearby residential areas. The applicant has applied for a rezoning from PCD (Planned Commercial District) and R-2 (Single Family District) to PCD (Planned Commercial District) to allow for of an office-warehouse and commercial development on this site. Master Street Plan: Cantrell Road is shown as Principal Arterial 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 Cantrell Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. June 4, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7500-E 11 Bicycle Plan: A Class I Bike Path is shown along Cantrell Road. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of- way or an easement is recommended. Ten-foot paths are recommended where the path is not along a street, with an additional four-feet to allow for pedestrian use as well. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The minimum dimension shall be nine (9) feet. The maximum dimension required shall be fifty (50) feet. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the City, Section 15-81. 3. The property to the north, east and west zoned R-2, Single-family. The average width of the lot is approximately eight hundred and thirty (830) feet. A fifty (50) buffer will be required in this area. 4. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 5. 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. 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. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance June 4, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7500-E 12 requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2015) Mr. Frank Riggins was present representing the request. Staff presented an overview of the item stating there were additional items needed to complete the review process. Staff stated the two (2) PCD’s located between the proposed development area and Cantrell Road would need to be revised with the current application request. Staff stated the western PCD had developed and the northern land use buffer had been removed. Staff stated the original approval of the eastern PCD contained a large portion of the land area contained in the current request. Staff stated the previous development plan approved allow three (3) buildings of office and office warehouse uses. Staff noted the site plan as currently submitted included connecting the western PCD to this new development area. Public Works comments were addressed. Staff stated the existing fill located within the floodway was to be removed prior to the Commission hearing the request. Staff stated the fill could be placed within the floodplain and regraded and seeded. Staff stated the existing driveway on Cantrell Road should be relocated to align with Jerry Drive. Staff stated prior to any grading activities the applicant was required to seek approval of a grading permit. Staff stated parking spaces could not back into the proposed access easement and the drive isles should be redesigned and constructed to a minor commercial street standard. Landscaping comments were addressed. Staff stated the perimeter buffers should be no less than 50-feet. Staff stated a minimum of eight (8) percent of the paved area should be landscaped. Staff stated the parking lot islands were to be a minimum of 300 square feet in area. Staff stated a land use buffer was required along the sites eastern, northern and western 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 April 1, 2015, Subdivision Committee meeting. The revised plan has removed access from the Pinnacle Station Shopping center to the new development area. An emergency all-weather access will be provided from the Pinnacle Station Shopping center to the new development site. All access to the June 4, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7500-E 13 new construction is proposed via a 60-foot access easement which extends between Wal-greens and Buffalo Wild Wings to the north from a traffic signal at Taylor Loop Road. There are two (2) parcels located north of the Pinnacle Creek Shopping Center and the Pinnacle Station Shopping Center proposed for development. The area proposed for the new construction contains a property currently zoned PCD (5.98 acres) and a 4.96 acre parcel currently zoned R-2, Single-family. On the portion of the property zoned PCD the applicant has placed a large amount of fill material within the floodway. Staff has requested the applicant remove the fill and reseed the area for stabilization. Based on the recent rains the applicant has been unable to remove the fill from the floodway. Staff originally stated the Commission could not hear the request until the fill material was removed. Based on the weather staff is now willing to allow the item to be heard by the Commission but not allowing the item to be heard by the Board of Directors until the fill material is removed from the floodway and the area is reseeded and stabilized. The applicant is proposing to develop the area with three (3) buildings with shared access and parking. Building 1 and possibly Building 2 will be constructed in the first phase. Building 1 will be ½ office and ½ office/warehouse and contain 99,650 square feet. Building 2 is proposed containing 25,000 square feet. The building is proposed two stories in height and is proposed with office on the second floor and retail utilizing C-3, General Commercial District uses as allowable uses on the ground floor. Building 3 will contain 20,000 square feet and is proposed with office uses only. Building 3 is located within the floodway. The applicant states a CLOMR will be required prior to placing any fill in the floodway and beginning construction of Building 3. The site plan indicates the placement of a 20-foot access easement to provide access to a proposed single-family subdivision to the west. Also located in this area is a 41-foot wide land use buffer. The site plan indicates a modular block retaining wall will be constructed on this property line. The note states the north 400 feet of the wall will face west. The wall will be 10-feet tall at the highest point. The south 150-feet will be 6-feet tall. The wall will be placed at the edge of the paving. Due to the elevation change between the parking and the single-family subdivision to the west staff feels a screening fence should be placed at the top of the wall in addition to the 41-foot land use buffer required. The northern land use buffer will include landscaping. A vegetative screen will be planted along the north edge of the paved area in lieu of a fence and landscaping on the property line since the majority of the area lies in the stream channel. Existing natural vegetation in the floodway will be preserved along the north boundary where no work is proposed. June 4, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7500-E 14 The site is proposing access via a 60-foot access easement extending from Cantrell Road and constructed to serve the three (3) existing parcels as they have developed. The access easement has not been constructed as a commercial access easement and has not limited access from the adjacent business parking lots. There are currently parking spaces which back-out into the access easement which creates an unsafe traffic movement. Staff is not supportive of allowing access to the new development area as presently proposed. Staff feels if access to the new development is allowed as proposed, the existing parking lots should be reconfigured to limit the number of curb cuts and create a drive as typically required to serve commercial developments. The land use buffer for Pinnacle Creek was removed and paving is located to the property line. There is a large portion of this area which abuts R-2, Single-family zoning and is proposed as a single-family subdivision. Staff feels the paving should be removed and the proper buffering be put back in place. The applicant has indicated the business hours are from 7 am to 7 pm seven (7) days per week. The applicant has indicated some events may occur which will extend the hours beyond the 7 pm closing. The applicant has not specified just what these events might consist of. The dumpster service hours are proposed from 7 am to 6 pm Monday through Friday. The applicant has indicated signage will comply with the signage typically allowed in commercial development. Signage will be placed on the front facades of the buildings fronting into the parking lot. A single ground sign will be located at the entrance to the development from the access easement. The sign will comply with signage allowed in the Highway 10 DOD. Staff is not supportive of the applicant’s request. The previous approval allowed for the development to consist additional office/warehouse within a portion of the site proposed for development. The square footages were limited to one third the size of the development currently proposed. In addition the previous approval did not allow commercial uses within this portion of the development which allowed a transition between the commercial uses located along Cantrell Road and the single-family homes located to the north. Staff has concerns with the applicant’s proposed access to the site. The site plan indicates access to the development via an access easement which was not constructed in the typical manner as a commercial street or access easement. In addition staff has concerns with approving the request to amend the PCD zoning for the Pinnacle Creek PCD to eliminate the northern land use buffer. The area to the north was recently approved for a single-family subdivision. Staff feels the proper buffering should be put in place to protect the new homes currently proposed. June 4, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7500-E 15 I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JUNE 4, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated June 1, 2015, requesting deferral of this item to the Commission’s July 16, 2015, public hearing. Staff stated the deferral request would require a waiver of the Commission’s by-laws with regard to the late deferral request. Staff stated they were supportive of the deferral request. There was no further discussion. The chair entertained a motion for approval of the Commission’s by-laws with regard to the late deferral request. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. June 4, 2015 ITEM NO.: B FILE NO.: Z-8170-A NAME: Mountain Valley Long-form PD-R LOCATION: Located at 25616 Cantrell Road DEVELOPER: RET, LLC Eric Ward 11324 Arcade Drive #12 Little Rock, AR 72212 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 37.6 acres NUMBER OF LOTS: 136 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: C-2 and O-2 uses and the allowance of a convenience store PROPOSED ZONING: PD-R PROPOSED USE: Single-family – 136 lots VARIANCE/WAIVERS: None requested. The applicant submitted a request dated April 8, 2015, requesting deferral of this item to the June 4, 2015, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (APRIL 23, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated April 8, 2015, requesting deferral of this item to the June 4, 2015, public hearing. Staff stated they were supportive of the deferral request. June 4, 2015 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8170-A 2 There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. STAFF UPDATE: The applicant submitted a request dated May 18, 2015, requesting withdrawal of this item without prejudice. Staff is supportive of the withdrawal request. PLANNING COMMISSION ACTION: (JUNE 4, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated May 18, 2015, requesting withdrawal of this item without prejudice. Staff stated they were supportive of the withdrawal request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. June 4, 2015 ITEM NO.: C FILE NO.: Z-8170-B NAME: Mountain Valley Conditional Use Permit LOCATION: Located at 25616 Cantrell Road DEVELOPER: RET, LLC Eric Ward 11324 Arcade Drive #12 Little Rock, AR 72212 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 37.6 acres NUMBER OF LOTS: 136 FT. NEW STREET: 3,930 LF PROPOSAL: The applicant is requesting approval of a Conditional Use Permit to allow for construction of a wastewater and treatment system to serve a proposed subdivision. VARIANCE/WAIVERS: None requested. The applicant submitted a request dated April 8, 2015, requesting deferral of this item to the June 4, 2015, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (APRIL 23, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated April 8, 2015, requesting deferral of this item to the June 4, 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 by a vote of 11 ayes, 0 noes and 0 absent. June 4, 2015 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-8170-B 2 STAFF UPDATE: The applicant submitted a request dated May 18, 2015, requesting withdrawal of this item without prejudice. Staff is supportive of the withdrawal request. PLANNING COMMISSION ACTION: (JUNE 4, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated May 18, 2015, requesting withdrawal of this item without prejudice. Staff stated they were supportive of the withdrawal request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. June 4, 2015 ITEM NO.: D FILE NO.: Z-8262-B NAME: Rowan Village Reestablishment and Revised PCD LOCATION: Located in the 2700 Block of South Shackleford Road DEVELOPER: Rowan Development Attn. Jacob Chi 12206 West Markham Suite 200 Little Rock, AR 72211 ENGINEER: Crafton, Tull, Sparks 10825 Financial Center Parkway Little Rock, AR 72211 AREA: 22 + acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: Single-family, Multi-family, Office and Commercial PROPOSED ZONING: Revised PCD PROPOSED USE: Multi-family, Office and Commercial VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Ordinance to allow grading of portions of the site with the construction of the first phase. On April 13, 2015, the applicant requested deferral of this item to the June 4, 2015 public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (APRIL 23, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated April 13, 2015, requesting deferral of this item to the June 4, 2015, public hearing. Staff stated they were supportive of the deferral request. June 4, 2015 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-8262-B 2 There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. STAFF UPDATE: There has been no contact by the applicant since the previous deferral. Staff recommends deferral of this item to the July 16, 2015, public hearing. PLANNING COMMISSION ACTION: (JUNE 4, 2015) The applicant submitted a request for deferral of this item to the August 27, 2015, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. June 4, 2015 ITEM NO.: E FILE NO.: Z-9020 NAME: Hometown Tax Service Short-form PD-O LOCATION: Located at 3008 West 12th Street DEVELOPER: Mark Green 65 Westfield Loop Little Rock, AR 72210 SURVEYOR: Kittler-Roberts Group, LLP 3905 Highway 5 North Bryant, AR 72022 AREA: 0.16 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-3, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-O PROPOSED USE: Tax preparation VARIANCE/WAIVERS: None requested A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning of the site from R-3, Single-family to PD-O to allow the use of this existing single-family residence as a tax preparation office. The applicant has indicated the days and hours of operation from 8 am to 5 pm Monday through Friday. All clients are seen by appointment only. There are no other employees of the business other than the owner. The applicant has indicated most tax preparation takes place from January to April. Parking for the business will be on the existing driveway. June 4, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-9020 2 B. EXISTING CONDITIONS: This area of 12th Street is contains a mixture of uses including single-family, multi-family, a church and office and commercial uses. The office and commercial uses are primarily located to the east at the intersection of 12th and W oodrow Streets. 12th Street was recently resurfaced and a bicycle lane added. The lots located to the east, west and north of this site are single-family residential. 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 Stephens Area Faith Neighborhood Association and the Pine to Woodrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. West 12th Street is classified on the Master Street Plan as a minor arterial with special design standards. A dedication of right-of-way 35 feet from centerline will be required. 2. Provide area where clients and staff will park? 3. A turnaround or drive through should be provided for vehicles accessing the site to prevent backing into West 12th Street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy does not object to this proposal. Service requirements and/or facilities locations shouldn’t be an issue for this existing building. 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. June 4, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-9020 3 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. 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. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 8. 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. June 4, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-9020 4 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. Parks and Recreation: No comment received. County Planning: No comment. CATA: The area is currently served by CATA at this location via Route #3 an important service area. This location is currently in CATA’s long range planning. The proposal has no impact to current service. Maintaining the bicycle and pedestrian way in this area is important to accessing transit; an important feature for future planning and development of this area. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is a change in occupancy and is therefore subject to current building code requirements. Review and approval is required by Building Codes Division before occupancy takes place. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the I-630 Planning District. The Land Use Plan shows Mixed Use (MX) for this property. The Mixed Use category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. The applicant has applied for a rezoning from R-3 (Single Family District) to PDO (Planned District Office) to allow for conversion of this house to an office use. Master Street Plan: 12th Street 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 June 4, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-9020 5 pedestrians on 12th Street since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lanes are shown along 12th Street. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2015) The applicant was not present. Staff stated they would work with the applicant to resolve their concerns prior to the Commission acting on the request. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: Staff met with the applicant after the April 1, 2015, Subdivision Committee meeting to address their concerns. The applicant has provided staff with the days and hours of operation, the number of employees and the proposed signage plan. The applicant is requesting a rezoning of the site from R-3, Single-family to PD-O to allow the use of this existing single-family residence as a tax preparation office. The applicant has indicated the days and hours of operation from 8 am to 5 pm Monday through Friday. The applicant has indicated most tax preparation takes place from January to April. The applicant has indicated there will not be a ground sign located on the site. The applicant states only building signage will be used and the signage will be as typically allowed in office zones or a maximum of ten (10) percent of the façade area located on the street side of the building. The applicant has indicated there are no employees of the business. The applicant states all consultations are by appointment only. The applicant has stated he does not desire to add parking and is proposing to use the existing drive and rear yard (which is not paved) to serve as the required parking. The structure contains approximately 1,200 gross square feet of floor area which would typically require the placement of three (3) parking spaces for an office use. Staff feels the applicant has sufficient area in the rear yard to add three (3) parking stalls placed on a forty-five degree (45° ) angle which would provide the required parking and still leave adequate areas for landscaping. June 4, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-9020 6 Section 36-508 of the Zoning Ordinance states vehicular use areas subject to wheeled traffic are to be paved. This can include asphalt or concrete slab. Although staff is supportive of the applicant’s request to utilize the site as an office use staff feels the applicant should provide parking as typically required to serve the non-residential use. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (APRIL 23, 2015) The applicant was not present. There was one card registered with questions concerning the application request. Staff requested the item be deferred to the June 4, 2015, public hearing to allow the applicant to be present. A motion was made to defer the item to the June 4, 2015, public hearing. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: There has been no change to the application request since the previous public hearing. Staff continues to recommend denial of the request as filed. PLANNING COMMISSION ACTION: (JUNE 4, 2015) The applicant was present. There were registered objectors present. The Chair informed the applicant that the Commission’s policy was to offer a deferral of an item to a later hearing date when eight (8) or fewer Commissioners were present to allow more Commissioners to be present to hear a request. The Chair stated it took six (6) positive votes to move an item forward with a favorable recommendation from the Commission. She stated there were eight (8) Commissioners present. The Chair requested the applicant come forward and state if they desired a deferral of an item or if they wanted to move forward at this hearing date. The applicant stated he desired to defer the item to the Commissions July 16, 2015, public hearing. There was no further discussion of the item. The Chair entertained a motion for approval of deferring the item to the July 16, 2015, public hearing. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. June 4, 2015 ITEM NO.: 1 FILE NO.: S-57-CCC NAME: Riverdale Lots K1 and K2 Replat LOCATION: Located on the Southwest corner of Riverdale Road and Riverfront Drive DEVELOPER: Martial Arts Services, Inc. Attn. Ed Wright P.O. Box 193010 Little Rock, AR 72219 SURVEYOR: Global Surveying Consultants, Inc. Attn. Paxton Singleton 6511 Heilman Court North Little Rock, AR 72118 AREA: 3.39 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: O-3, General Office District PLANNING DISTRICT: 4 – Heights Hillcrest CENSUS TRACT: 15.02 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is replat of two (2) existing lots into a single lot. Tract K1 contains 1.66 acres and Tract K2 contains 1.73 acres. The lots were platted with building lines along the street frontages and along the common lot line. The request is to allow a replat of the two (2) lots into a single lot and the removal of platted building lines along the common lot line of the two (2) lots. The lots were final platted with a 25-foot building line along each of the streets as per the O-3, General Office Zoning District. All easements will remain in place or be relocated to areas along the perimeters of the lot. The right of way for Brookwood Drive, Riverdale Road and Riverfront Drive are in place. Curb cuts are proposed from Brookwood Drive and Riverdale Road. June 4, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-57-CCC 2 B. EXISTING CONDITIONS: The lots are undeveloped located at the southwest corner of Riverdale Road and River Front Drive. Across Riverdale Drive are residential homes located in River Heights, the Canal Point and Riverbend Subdivisions. North of the site is an office development. South and southeast of the site are office and office warehouse uses and a mini-warehouse development. There is a school located to the south, adjacent to the site. Other uses in the area include multi-family, office and attached and detached single-family. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. All abutting property owners along with the Sherrill Heights Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section. 31-175 of the Little Rock Code and the Master Street Plan. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of- way prior to occupancy. 2. Show the proposed driveway locations. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if new sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal to replat these lots. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: No comment. June 4, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-57-CCC 3 Parks and Recreation: No comment received. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2015) Mr. Paxton Singleton was present. Staff presented an overview of the request stating there were few outstanding technical issues associated with the request. Staff stated the request was to remove previously platted building lines along the common lot lines of the two (2) lots. Staff stated the normal platted building line for lots abutting a street was 25-feet and would be retained. Public Works comments were addressed. Staff requested Mr. Singleton provide the location of the proposed driveways on the plat. 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 plat to staff addressing the issues raised at the May 13, 2015, Subdivision Committee meeting. The revised plat indicates platted building lines along Riverdale Road and Riverfront Drive at 25-feet. The revised plat also indicates the placement of the driveways on Riverdale Road and Brookwood Drive, the abutting streets. The request is a replat of two (2) existing lots into a single lot. Tract K1 contains 1.66 acres and Tract K2 contains 1.73 acres. The lots were final platted with building lines along the street frontages and along the common lot line. The request will allow a replat of the two (2) lots into a single lot and to remove the platted building lines along the common lot line of the two (2) lots. June 4, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-57-CCC 4 Staff is supportive of the request. There are no outstanding technical issues associated with the request. Staff feels the replatting as proposed 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: (JUNE 4, 2015) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to the conditions outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. June 4, 2015 ITEM NO.: 2 FILE NO.: S-1076-D NAME: Hastings Industrial Park Preliminary Plat LOCATION: Located South of Roosevelt Road and East of I-30 DEVELOPER: Moon Distribution, Inc. 2800 Vance Street Little Rock, AR 72206 ENGINEER: Thomas Engineering Attn. Thomas Pownell 3810 Lookout Road North Little Rock, AR 72116 AREA: 71.58 acres NUMBER OF LOTS: 10 FT. NEW STREET: 0 LF CURRENT ZONING: I-2, Light Industrial PLANNING DISTRICT: 7 – I-30 CENSUS TRACT: 5 VARIANCE/WAIVERS: None requested. BACKGROUND: On March 20, 2003, the Little Rock Planning Commission approved a request to allow the placement of a second building on this site. The site contained a warehouse structure with a parking lot and paved surface area which provided vehicular truck movements associated with the warehouse operation. On April 14, 2014, the Little Rock Planning Commission approved a site plan for multiple buildings located on the property. The approval allowed a new addition containing 118,000 square feet of gross floor area to the western most building. June 4, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1076-D 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is for preliminary plat approval of a 71.58 acre parcel into ten (10) industrially zoned lots. The lots will be served by a series of private streets. The lots range in size from 2.194 acre to 23.795 acres. The applicant is seeking to final plat the lots in order to market the lots for future development. B. EXISTING CONDITIONS: The site contains two (2) warehouse buildings, an office and associated parking. There is a “guard shack” located on the site with a six (6) foot chain link fence in place around the perimeter. Only a portion of East 28th Street, a private street, has been constructed adjacent to the site. The street has been constructed with curb and gutter. South Vance Street is also a private street. The street has been constructed with a center median and curb and gutter. No sidewalks are in place on either street. Other uses in the area include a large distribution company to the east of the site and large tracts of vacant land. The sites along East Roosevelt Road are developed with non-residential uses including Horace Mann Elementary School. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners along with the Community Outreach Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Roosevelt Road is classified on the Master Street Plan as a 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 Roosevelt Road including 5-foot sidewalks with the planned development. New curb and gutter and sidewalk with access ramps should be installed adjacent to Tract 2. 3. Sidewalks with appropriate handicap ramps are required to be installed adjacent to the private streets in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. June 4, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1076-D 3 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 6. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 7. Show the proposed driveway locations accessing the tracts. The driveway spacing on commercial streets is 250-feet from intersections and other driveways and 125-feet property lines. The driveway spacing on arterial streets is 300-feet from intersections and other driveways and 150-feet from property lines. 8. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 10. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 11. The existing streets are not signed. Development plans shall include signage and striping. Public Works must approve completed plans prior to construction. 12.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 Traffic Engineering, Greg Simmons, gsimmons@littlerock.org or 501.379.1813 for more information. 13. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if new sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal as there does not appear to be a conflict with existing electrical facilities at this location. There are three phase power lines on the east side of the frontage road, along the south side of Roosevelt Street and along the north side of street on the south side of the June 4, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1076-D 4 property. Any extensions to new lots/structures will be made from the front property lines with corresponding utility easements being required. Contact Entergy in advance regarding future service requirements and additional facilities location(s). Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Contact Central Arkansas Water regarding the size and location of water meter. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas June 4, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1076-D 5 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. 8. 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. 9. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 10. 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: Maintain Access. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial 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. June 4, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1076-D 6 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 provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. June 4, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1076-D 7 Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. June 4, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1076-D 8 CATA: Site served by the #6 Granite Mountain and #19 Hensley Express. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2015) Mr. Thomas Pownell was present representing the request. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request. Staff requested Mr. Pownell label the drives as access and utility easements. Public Works comments were addressed. Staff stated dedication of right of way to 45-feet from centerline was required along Roosevelt Road. Staff also stated the City’s stormwater detention ordinance would apply to the future development of the lots. Staff requested Mr. Pownell provide the finished floor elevation of at least one (1) foot above the base flood elevation on the plat for each lot and on the grading plans. Staff stated streetlights were required to be installed prior to the issuance of a final plat. 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 most of staff’s concerns raised at the May 13, 2015, Subdivision Committee meeting. The drives have been labeled with a cross access and utility easement. The plat indicates the finished floor elevation for the future development of the lots. The request is for preliminary plat approval of a 71.58 acre parcel into ten (10) industrially zoned lots. The lots range in size from 2.194 acre to 23.795 acres. The applicant is seeking to final plat the lots in order to market the lots for future development. June 4, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1076-D 9 The lots will be served by a series of private streets labeled as private access easements. The Subdivision Ordinance states private street systems for non-residential use shall be discouraged. However, the Planning Commission may approve limited use when the design standards of the subdivision ordinance are used for basic review. Private streets are to be limited to short loop or cul de sac alignments. The developer shall demonstrate that the street system proposed can adequately serve the needs of public service vehicles for access, turning radius, and clearance of other improvements within the right of way. The design of private streets are to provide for access into a public right of way. The developer must provide for permanent maintenance of private streets within the bill of assurance. The maintenance is to include water lines, fire hydrants or other utility facilities. Staff is supportive of the applicant’s request. Staff feels the developer has adequately addressed all any concerns and has fully complied with the minimum development standards of the Subdivision Ordinance. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. 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: (JUNE 4, 2015) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to the conditions outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. June 4, 2015 ITEM NO.: 3 FILE NO.: S-1747 NAME: Kaylin Heights Preliminary Plat LOCATION: Located South of Kaylin Drive and North of West Markham Street DEVELOPER: Dwellings, Inc. Attn. Chris Milligan 2224 Cantrell Road Little Rock, AR 72202 ENGINEER: Development Consultants, Inc. 2200 North Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: 2.97 acres NUMBER OF LOTS: 13 lots & 3 tracts FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 3 – West Little Rock CENSUS TRACT: 21.04 VARIANCE/WAIVERS: None requested. BACKGROUND: On July 29, 1980, the Little Rock Planning Commission denied a request to rezone the site from R-2, Single-family to MF-12 to allow the development of 5.9 acres with 60 to 70 units of multi-family housing as an expansion of Plantation House Apartments. On May 15, 2014, the Little Rock Planning Commission denied a request to allow the development of a portion of this property with 18 units of attached single-family housing. The development was proposed with six (6) triplex buildings with each unit having a platted lot. June 4, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1747 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now requesting subdivision preliminary plat approval for an infill lot in the Nob Hill Neighborhood off of Kaylin Drive north of West Markham Street. The current zoning of the property is R-2, Single-family and the request is to develop the area for zero lot line homes, with an average lot square footage of 6,404 square feet, all while maintaining the R-2, Single-family zoning classification. The proposal is to allow the development of the lots consistent with the development criteria established in Section 31-234 of the Little Rock Code of Ordinances. The lots will be accessed utilizing a private street as specified in Section 31-207 of the Little Rock Code of Ordinances. B. EXISTING CONDITIONS: The property is located on the north side of West Markham near the intersection of Rodney Parham Road. To the west of the site is an apartment development accessed from West Markham Street, north and east of the site are single-family homes. Across West Markham Street is an elementary school and a US Post Office. There is an undeveloped tract zoned R-4 located to the south of this site owned by the Little Rock School District C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several phone calls from area residents. All abutting property owners along with the Wingate Property Owners Association and the Briarwood Neighborhood Association 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 improvements to the street with the planned development. 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. Is a variance requested to advance grade the lots with construction of the street? June 4, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1747 3 4. Provide a Sketch Grading and Drainage Plan per Section 29-186 with estimated flows and capacities. 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 6. 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. 7. West Markham Street is classified on the Master Street Plan as a minor arterial with special design standards. A dedication of right-of-way 35-feet from centerline will be required. 8. Sight distance at Markham Street is limited if future access is desired. 9. The existing curb cut on Markham Street should be replaced with curb and gutter. 10. The minimum Finish Floor elevation is required to be shown on plat and grading plans. The elevation should be set by the engineer based on historical high water marks and expected flows. 11.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 Traffic Engineering,Greg Simmons, gsimmons@littlerock.org or 501.379.1813 for moreinformation. 12. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 South Broadway, (501) 379-1805 (Travis Herbner) for more information. 13. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. 14. Since the street is proposed to be 24-feet in width, show on the plat the area of street where parking will be restricted to one side. 15. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 16. A minimum undisturbed strip 25-feet wide except for reasonable access shall be provided along each side of streams having a 10 year storm >150 cfs. The undisturbed strip should be measured from the top of the bank. June 4, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1747 4 17. Street names and street naming conventions must be approved by Public Works. Kaylin Circle is not a circular configuration and another suffix should be provided. Contact Glenn Haley at 501.371.4537. 18. Provide an explanation on how gated access functions. 19. The turnaround should be provided for a SU-30 vehicle with curb radiuses at street intersections that do not extend beyond the property line. Provide a drawing showing the vehicle turning movements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if new sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. A single phase power line exists on both sides of the proposed development feeding existing customers on either side. These power lines and associated easements will need to remain in place for this reason. Service to the proposed lots may best be accomplished from the front lot lines along the new street. Contact Entergy in advance regarding future service requirements and additional facilities location(s). 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. June 4, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1747 5 5. 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. 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. Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official June 4, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1747 6 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. One- or Two-Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two- Family dwelling residential developments. Developments of one- or two- family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 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. Parks and Recreation: No comment received. County Planning: No comment CATA: Directly on bus routes #5, #8 and #9. F. ISSUES/TECHNICAL/DESIGN: Building Code: No Comment Planning Division: No comment. Landscape: No comment. June 4, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1747 7 G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2015) The developers were present representing the request. Staff presented an overview of the item stating the request was for preliminary plat approval for a zero lot line single-family subdivision. Staff stated the development was proposed with 13 homes and three (3) tracts. Staff stated per the Subdivision Ordinance requirements the plat indicated the buildable areas. Staff stated the streets were proposed as private streets. Staff stated the Bill of Assurance for the subdivision was required to provide for maintenance of the common areas and the streets. Public Works comments were addressed. Staff stated a grading permit was required prior to any clearing or grading activities on the site. Staff stated alteration of the water course would require approval of the US Corp of Engineers prior to the start of work. Staff requested the applicant to provide information concerning the access to the site and how access would function. Staff also stated turnaround should be provided for a SU 30 vehicle with curb radiuses at street intersection that do not extend beyond the property line. Staff requested a drawing showing the vehicle turning movements. 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 May 13, 2015, Subdivision Committee meeting. The applicant has provided information concerning access to the site. The applicant has provided public works staff with the curb radiuses at the street intersection for various vehicle size movement. The request is for preliminary plat approval for a zero lot line single-family development developed utilizing the development standards established per the current zoning of the property which is R-2, Single-family. The average lot square footage is proposed with 6,404 square feet. The minimum lot size is 4,266 square feet. The development is proposed as a gated subdivision developed with private streets. Section 31-207 allows residential development to develop utilizing private streets if approved by the Planning Commission. June 4, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1747 8 Section 31-2 of the Little Rock Code of Ordinances defines a zero lot line development; Zero-lot-line development means a residential development concept eliminating the normal side yard requirement on one (1) side of a lot and providing for more usable open space for the other side yard. Final plats involving this concept shall reflect a buildable area on each lot so as to provide for proper placement of the units and assure that no lot will be adversely affected by placement of adjoining units. The applicant has provided the site plan which indicates the zero lot line and indicated the sites buildable area. The plat includes a five (5) foot side yard setback on the side which is not the zero lot line side of the building. Section 31-234 of the Little Rock Code of Ordinances defines the items necessary for review of the development of zero lot line residential lots. The ordinance states submission of a plat creating a zero lot line development shall be accompanied by a generalized site plan showing the proposed locations and dimensions of all buildings, accessory uses and other improvements. Platted building lines shall be shown of all sides of each lot for the purposes of delineating the maximum buildable area of each lot and specify the zero lot line yard. The applicant has provided the plat indicating the buildable area, labeled the buildable areas with platted building lines and provided a typical lot indicating the building footprint on the lot. Section 36-253(d)(4) provides for the lot area for R-2, Single-family zoned property. The ordinance states for purposes of zero-lot-line lots, the minimum lot width may be reduced to not less than thirty-five (35) feet. The lot area shall not be less than four thousand (4,000) square feet. The lots are indicated with a minimum lot width of 35-feet at the proposed building line and the minimum lot size is 4,268 square feet. The lots as proposed comply with the typical development standards per the R-2, Single-family zoning district. The applicant has indicated all signage will comply with the City ordinance related to subdivision identification signage. The maximum height allowed is six (6) feet and the maximum sign area allowed is 24 square feet. The applicant is not requesting a variance from the City’s Land Alteration Ordinance. No advanced grading will be completed at the time of installation of the street, water or sewer. The applicant has provided staff with a sketch grading and drainage plan which shows the stormwater flows from the site. Staff has also requested from the applicant the creek flows through the property and the estimated dimensions of the bridge proposed to allow staff to check and verify to flows through the site. The applicant has stated the creek continues through the apartment complex to June 4, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1747 9 the west and adjacent to the carwash and then flows under West Markham Street. The box culvert opening is located at West Markham Street and is approximately 4 feet tall by 20 feet wide. The applicant stated the plan currently shows a corrugated plate bridge with an opening that exceeds the downstream box. Upon preliminary plat approval and before the project is moved into the design phase, the developer will work with FTN to determine the upstream flow to accurately size the bridge. Staff is continuing the review this information and is not prepared to make a recommendation on this item. I. STAFF RECOMMENDATION: Staff recommendation forthcoming. PLANNING COMMISSION ACTION: (JUNE 4, 2015) The applicant was present. There were registered objectors present. The Chair informed the applicant that the Commission’s policy was to offer a deferral of an item to a later hearing date when eight (8) or fewer Commissioners were present to allow more Commissioners to be present to hear a request. The Chair stated it took six (6) positive votes to move an item forward with a favorable recommendation from the Commission. She stated there were eight (8) Commissioners present. The Chair requested the applicant come forward and state if they desired a deferral of an item or if they wanted to move forward at this hearing date. The applicant stated he desired to defer the item to the Commissions July 16, 2015, public hearing. There was no further discussion of the item. The Chair entertained a motion for approval of deferring the item to the July 16, 2015, public hearing. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. June 4, 2015 ITEM NO.: 4 FILE NO.: Z-3689-L NAME: Lisa Academy Zoning Site Plan Review LOCATION: Located at 23 Corporate Hill Drive DEVELOPER: LISA Academy 23 Corporate Hill Drive Little Rock, AR 72205 ARCHITECTS: Black Corley Owens and Hughes Architects 219 West South Street Benton, AR 72015 AREA: 1.89 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: O-2, Office and Institutional PLANNING DISTRICT: 2 – Rodney Parham CENSUS TRACT: 22.08 VARIANCE/WAIVERS: None requested. BACKGROUND: On June 22, 2006, the Little Rock Planning Commission approved a Zoning Site Plan review request to allow the placement of a modular building on the site to serve as additional classroom space for Lisa Academy. At the time of approval the anticipated school enrollment for the 2006 – 2007 school year was 375 students. With the approval staff presented a recommendation the modular building be removed by July 19, 2009, to coincide with the required removal of portable classrooms per Section 36-203(g). The portable classroom building was not removed. Section 36-203(g) was subsequently amended to allow portable classroom buildings through July 19, 2014. On January 27, 2011, the Little Rock Planning Commission approved a Zoning Site Plan Review for this site to allow Lisa Academy to expand with construction of a new building located on a lot immediately west of the existing school campus. The school June 4, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-3689-L 2 was proposed to house 20 classrooms, a computer lab and a science lab. The building was proposed containing 36,215 square feet. The maximum building height approved was 40-feet. The portable classroom building located on the current school campus site was removed. The school had 473 students in Grades 6 – 12. The school indicated there would be a maximum enrollment of 600 students. There are 41-faculty members serving the school. With the addition of students a maximum of 46-faculty persons were proposed. The school indicated their hours of operation were from 7:50 am to 3:00 pm daily. An existing access easement located on the adjacent lot to the west behind the building would serve as ingress and egress to the new building. The pick-up and drop-off would occur in the rear of the building for the high school students. Pick-up and drop-off for the middle school students would take place on the front of the site. On March 10, 2011, the Little Rock Planning Commission approved a request to allow an increase the height for the previously approved building. The approval allowed the building height to be increased from 45-feet to 70-feet in height. The building was proposed with three levels above a finished basement. The building has been constructed and is being used by LISA Academy. On April 9, 1012, the Arkansas State Board of Education allowed an increase in the cap of students from 600 to 800. Starting with the fall schedule the school increased the number of students from 600 to 800 without seeking approval from the Commission for a revision to the previously approved application. On March 7, 2013, the Little Rock Planning Commission denied a request by LISA Academy to allow an increase in the number of students from 600 to 800. The denial request was appealed to the Little Rock Board of Directors and on May 21, 2013, the Board of Directors adopted Resolution No. 13,700 which rescinded the Commissions denial. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: LISA Academy at 23 Corporate Hill Drive requests the approval of a six (6) unittemporary classroom building to be placed on the west side of the middle school located over the basketball court. The temporary classrooms are necessary for additional program requirements of the School. The school will not increase the student enrollment beyond the current enrollment approved by the City. LISA Academy currently anticipates to occupy the temporary classrooms for a period of two (2) years, at which time the temporary classrooms will be returned to the company renting the units. June 4, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-3689-L 3 The project will consist of the six (6) units being delivered and placed on the existing basketball court. Each classroom is 350 square feet in size. The units will have an ADA ramp and stairs to enter. There are no restroom facilities proposed for the buildings. B. EXISTING CONDITIONS: The site is developed as LISA Academy with LISA Academy Middle School. The high school is located immediately west of this site. Both have front and rear driveway access for drop off and pick up. This area is an office park development. South of the site is floodway Rock Creek. The Corporate Hill Subdivision has developed with office users with the buildings developed with shared access easements and shared parking lots. Most of the buildings in the area appear to be occupied. There is a Child Development Center located to the west of this site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200 feet of the site along with the Treasure Hill Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No objection. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: No objection. Entergy: Entergy does not object to this proposal as long as the additional structures are not placed over the top of buried electrical lines. There is an overhead three phase power line at the rear of the property with an underground extension feeding a pad mount transformer to serve the existing structure. Contact Entergy in advance regarding future service requirements and additional facilities location(s). Centerpoint Energy: No comment received. AT & T: No comment received. June 4, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-3689-L 4 Central Arkansas Water: No objection. Fire Department: No comment Parks and Recreation: No comment received. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. 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: No comment. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Any exiting landscape or irrigation disturbed by construction shall be repaired or replaced before completion and final acceptance of the project. 3. Any landscaping which has died or been removed from the previously approved landscape plan must be replanted prior to the issuance of the final approval for this request. 4. All dumpster located on the site which are currently not screened must be screened per typical ordinance requirements prior to the issuance of the final approval. 5. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. June 4, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-3689-L 5 G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2015) The applicant was not present. Staff stated there were no outstanding technical issues associated with the request in need of addressing via a revised site plan. 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 in need of addressing via a revised site plan. The applicant is requesting approval to allow the placement of six (6) units located on the existing basketball court to be used as temporary classrooms. Each classroom is 350 square feet in size. The units will have an ADA ramp and stairs to enter. Covered canopies will connect the temporary buildings to the existing school building. There are no restroom facilities proposed in the buildings. There will not be an increase in enrollment for the school. The temporary classrooms are necessary for additional program requirements of the school. LISA Academy anticipates the temporary classrooms will be used for a period of two (2) years, at which time the temporary classrooms will be removed from the site. Staff is supportive of the applicant’s request. The request is for a zoning site plan review for this O-2, Office and Institutional District zoned property to allow the placement of the temporary classrooms on the site for a two (2) year period. There is to be no increase in the number of students for the school. There are no new paved areas being proposed for the site and no additional landscaping is required. Section 36-203 specifies the guidelines for the placement of temporary public school buildings and uses. Contained within this section of the ordinance is a sunset provision indicating a date certain when buildings are to be removed (Section 36-203(g)). According to the ordinance, all portable school classrooms are to be removed by July 19, 2019. To staff’s knowledge there are no outstanding issues associated with the request. Staff feels the placement of the modular building on the site to be used as temporary classroom space consistent with the allowance of portable classroom space allowed for the Little Rock School district should have minimal impact on the adjoining properties. June 4, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-3689-L 6 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: (JUNE 4, 2015) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to the conditions outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. June 4, 2015 ITEM NO.: 5 FILE NO.: Z-4336-PP NAME: Ronald McDonald House Zoning Site Plan Review LOCATION: Located on Martin Luther King Jr. Drive between 10th and 11th Streets DEVELOPER: Ronald McDonald Charities 1009 Wolfe Street Little Rock, AR 72202 ARCHITECT: W D & D Attn. Richard Powell 400 West Capitol Avenue, Suite 1800 Little Rock, AR 72201 AREA: 1.03 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: O-2, Office and Institutional PLANNING DISTRICT: 8 – Central City CENSUS TRACT: 45 VARIANCE/WAIVERS: 1. A variance from Section 36-280(d) to allow an increase in building height (45-feet allowed, 58-feet proposed). 2. A variance from Section 35-280(e) to allow a decrease in the building setbacks along the eastern and western sides of the building (25-feet required, 20-feet on east and 22-feet on west proposed). 3. A variance from Sections 30-43 and 31-210 to allow the driveways located on West 10th and West 11th Streets nearer the intersection (less than 250-feet). 4. A variance from 36-501 to allow a reduced number of parking spaces (22 provided, 35 required). June 4, 2015 SUBDIVISION ITEM NO.: 5 Cont.) FILE NO.: Z-4336-PP 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting zoning site plan review to allow the construction of a 35,340 square foot building located on Martin Luther King Jr. Drive between 10th and 11th Streets. The property is currently zoned O-2, Office and Institutional and is a paved parking lot. The main entry is proposed from 10th Street with secondary access from 11th Street. In keeping with Ronald McDonald House basic tenet of “a home away from home”, the 5-story building housing 32-families will be clad in lap and board-batten siding with gabled roof and painted bright primary colors to give a cheery, residential appearance. Some whimsical features will be added to the building-tree house structure with a slide, playgrounds, a 75-foot tall “Beacon of Hope”, tower and residential landscaping for a welcoming appearance to the families coming to the house during very stressful times in their lives. The request includes variances from typical ordinance development standards: a height variance for the building above the 45-foot maximum, reduced side yard setbacks on the east and west sides of the building, a variance to allow the driveways along West 10th and 11th Streets and a parking variance for a total of 22 new parking spaces mitigated by the available Arkansas Children’s Hospital shuttle service. B. EXISTING CONDITIONS: The site is located on the east side of Arkansas Children’s Hospital Campus (ACH). The site is currently a parking lot. North of the site are offices associated with ACH. Across Martin Luther King Jr. Drive is a vacant property zoned PCD which was approved for an office equipment rental store. Also across Martin Luther King Jr. Drive is a Subway restaurant. In the general area there is an elementary school, residential tower owned by the Housing Authority and State offices. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200 feet of the site along with the Downtown Neighborhood Association and the Central High Neighborhood Association were notified of the public hearing. June 4, 2015 SUBDIVISION ITEM NO.: 5 Cont.) FILE NO.: Z-4336-PP 3 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 foot radial dedication of right-of-way is required at the intersection of 10th Street and Martin Luther King Jr. Drive. 2. A 20 foot radial dedication of right-of-way is required at the intersection of 11th Street and Martin Luther King Jr. Drive. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. Particular attention should be to the sidewalk along Martin Luther King Jr. Drive. 4. Handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan should be constructed at 11th Street and Martin Luther King Jr. Drive. 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. 6. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway spacing on a commercial street is 250-feet from intersections and other driveways and 125-feet from the side property line. A variance must be requested for the proposed driveway location. The width of driveway must not exceed 36-feet. 7. 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. 8. 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 this site. Entergy: Entergy does not object to this proposal. A three phase power line exists on the west side of Martin Luther King Jr. Drive but does not appear to conflict with the plans for the property. A three phase power line also exists on the north side of 10th Street at this location. Contact Entergy in advance regarding future service requirements and additional facilities location(s). June 4, 2015 SUBDIVISION ITEM NO.: 5 Cont.) FILE NO.: Z-4336-PP 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. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. 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 regarding the size and location of water meter. 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. June 4, 2015 SUBDIVISION ITEM NO.: 5 Cont.) FILE NO.: Z-4336-PP 5 8. 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: No comment. Parks and Recreation: No comment received. County Planning: No comment. CATA: The site is located on CATA Bus Route #11, the Martin Luther King Jr. Drive Route. 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: No comment. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Trees and shrubs are required to be placed adjacent to street right-of-way. Plant material is to be provided at the rate of one (1) tree and three (3) shrubs for every 30-linear feet. Existing trees and vegetation can be used to satisfy landscape requirements. 3. Building landscape areas shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 4. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. June 4, 2015 SUBDIVISION ITEM NO.: 5 Cont.) FILE NO.: Z-4336-PP 6 5. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 6. An irrigation system shall be required for developments of one (1) acre or larger. 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. 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: (May 13, 2015) Richard Powell of Wittenberg, Delony and Davidon Architects was present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff requested Mr. Powell provide the building elevations, the maximum building height and a note indicating the proposed setbacks. Staff also questioned if there would be kitchen facilities located within the new building. Public Works comments were addressed. Staff stated a radial dedication was required at the street intersections. Staff also stated a grading permit would be required prior to any land development. Staff stated a variance was required to allow the driveways as indicated on the site plan. Staff stated prior to construction an engineer’s certification of the retaining wall was required. Landscaping comments were addressed. Staff stated trees and shrubs were required adjacent to the street right of way. Staff stated building landscaping was required. Staff stated screening was required for the vehicular use area and any trash containment 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 and building elevations to staff addressing comments and questions raised at the May 13, 2015, Subdivision Committee meeting. The applicant has provided the maximum building height and noted the proposed setbacks. The plan indicates there will be a kitchen and food preparation area with a pantry to serve the guest of the Ronald McDonald House. June 4, 2015 SUBDIVISION ITEM NO.: 5 Cont.) FILE NO.: Z-4336-PP 7 The request is for zoning site plan review to allow the placement of a new building located on the Children’s Hospital Campus. The building is proposed containing 35,340 square feet and is located on Martin Luther King Jr. Drive between 10th and 11th Streets. The site is currently a paved parking lot. The building is proposed as a 5-story building housing 32-families. The building will be clad in lap and board-batten siding with gabled roof and painted bright primary colors to give a cheery, residential appearance. The building will include a tree house structure with a slide, playground area, a 75-foot tall “Beacon of Hope”, tower and residential landscaping. The O-2, Office and Institutional Zoning District. Section 36-280(d) establishes the building height for the O-2, Office and Institutional Zoning District. The ordinance allows a building height of 45-feet. The building height proposed is 58-feet. Additional height may be added to building provided additional setbacks are provided. The plan as presented has a variance to allow reduced building setbacks along the eastern and western sides of the building so to gain the additional height through setbacks is not an option. The applicant is seeking a variance to allow a building height of 58-feet. Section 36-156(c) states church steeples, chimneys or similar ornamental structures in excess of a height prescribed for the property according to the zoning classification shall be permitted to do so provided the structure does not exceed twice the height permitted in the classification. The tower element is proposed 75-feet in height. The height is consistent with the height allowed for architectural features. The request includes a variance to allow a reduced setback along the eastern and western sides of the building. The eastern side is proposed at 20-feet and the western side yard setback is proposed at 22-feet. The zoning district would typically require a 25-foot side yard setback. The request includes a variance from Sections 30-43 and 31-210 to allow the driveways located on West 10th and West 11th Streets nearer the intersection than the 250-feet than typically required. The drive on West 10th Street appears to be 110-feet from the intersection and the drive on West 11th Street appears to be 150-feet from the intersection. The applicant is seeking a variance to allow a reduction in the total number of parking spaces provided on the site. The site plan includes the placement of 22 on-site parking spaces. The development would typically be required to provide 35 parking spaces based on one (1) space per guest room and an additional ten (10) percent for guest and/or staff. June 4, 2015 SUBDIVISION ITEM NO.: 5 Cont.) FILE NO.: Z-4336-PP 8 The applicant has indicated signage will comply with signage allowed in office zones. The site will contain monument signs at each of the intersections with Dr. Martin Luther King Jr. Drive. Building signage will be placed on the facades with public street frontage. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the development of the site with the Ronald McDonald House as proposed by the applicant is appropriate. Although there are variances associated with the request staff does not feel the variances as proposed will adversely impact the development or 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 following variance requests: 1. A variance from Section 36-280(d) to allow an increase in building height (45-feet allowed, 58-feet proposed). 2. A variance from Section 35-280(e) to allow a decrease in the building setbacks along the eastern and western sides of the building (25-feet required, 20-feet on east and 22-feet on west proposed). 3. A variance from Sections 30-43 and 31-210 to allow the driveways located on West 10th and West 11th Streets nearer the intersection (less than 250-feet). 4. A variance from 36-501 to allow a reduced number of parking spaces (22 provided, 35 required). PLANNING COMMISSION ACTION: (JUNE 4, 2015) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had failed to notify property owners as required by the Commission’s By-laws. Staff presented a recommendation of deferral of this item to the July 16, 2015, public hearing. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. June 4, 2015 ITEM NO.: 6 FILE NO.: Z-4834-D NAME: Vogelsberg Subdivision Short-form PCD LOCATION: Located at 10208 I-30 DEVELOPER: I-30, HD, LLC Attn. Gain Robinson 425 West Capitol Avenue, Suite 3600 Little Rock, AR 72201 ENGINEER: White-Daters and Associates Attn. Joe White 24 Rahling Circle Little Rock, AR 72223 AREA: 2.77 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: C-4, Open Display and C-3, General Commercial Districts ALLOWED USES: Retail and Open Display Retail PROPOSED ZONING: PCD PROPOSED USE: C-4, Open Display District uses VARIANCE/WAIVERS: None requested A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning from C-4, Open Display and C-3, General Commercial Districts to Planned Commercial Development (PCD) for the property located on the northeast corner of Baseline Road and Mabelvale Pike. The Harley Davidson Motorcycle Dealership operates from this site. The property is zoned a mix of C-3, General Commercial District and C-4, Open Display District with an approved Conditional Use Permit for a cell tower near the rear of the property. The current owner is proposed to expand several of the buildings and possibly eliminate one building to create additional parking. Also, June 4, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4834-D 2 this PCD application would permit C-4, Open Display District uses for all three (3) of the platted lots within the Vogelsberg Subdivision. B. EXISTING CONDITIONS: The site is developed with the Harley Davidson motorcycle dealership occupying several buildings. To the north and west is the Arkansas State Highway Department headquarters and maintenance facilities. There are two (2) hotels and a liquor store located immediately adjacent to the site. The site is located on the I-30 Frontage Road with the Baseline Road/Mabelvale Pike/I-30 Frontage Road intersection located immediately 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 Southwest Little Rock United for Progress 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 one-half street improvement to Mabelvale Pike including 5-foot sidewalks with the planned development. This portion of Mabelvale Pike is controlled by AHTD. AHTD is being contacted to determine if permits can be issued for construction. 2. Stormwater detention ordinance applies to this property. If detention is provided today, additional detention should be provided for the additional impervious area. 3. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: No objection. Entergy: There is one location which causes Entergy some concern in this proposal. All building construction proposals look fine except the one on the southwest corner of the property. There is an existing three phase power line extending up the western side of the existing building very near to the location of the proposed building in the southwest corner of the property and the existing sign. There are strict OSHA requirements about how close individuals can come June 4, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4834-D 3 to power lines and these distances must be maintained. Contact Entergy in advance regarding future service requirements or to meet to talk specifically about the proposed work at this location to determine if the distance is adequate without having to modify the location of the existing electrical facilities. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 5. 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. 6. 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. 7. Contact Central Arkansas Water regarding the size and location of water meter. 8. 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 June 4, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4834-D 4 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. 9. 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. 10. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 11. 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: No comment. Parks and Recreation: No comment received. County Planning: No comment. CATA: 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 Geyer Springs West 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. June 4, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4834-D 5 Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from C3 (General Commercial District) and C-4 (Open Display District) to PCD (Planned Commercial District) to allow for the addition to several structures on the site for an existing use – motorcycle sales and service. Master Street Plan: Baseline Road is a Principal Arterial and Mabelvale Pike is a Collector 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 Baseline Road since it is a Principal Arterial. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along Baseline Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. There is a Class III Bike Route shown along Mabelvale Pike. Bike Routes require no additional right-of-way or pavement markings, but only a sign to identify and direct the route. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. All vehicular use areas which were in existence prior to the effective date of this article 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. Approximately fifty (50) percent of the site will need to be into compliance with the landscape ordinance. 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. June 4, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4834-D 6 G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2015) Mr. Joe White and Mr. Gain Robinson were present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff stated the developer was requesting the allowance of C-4, Open Display District uses as allowable alternative uses for the site. Staff requested the site plan include any location for dumpster facilities, the days and hours of operation for the business and details of the proposed signage plan. Public Works comments were addressed. Staff stated stormwater detention would apply to future development of the site. Staff stated permits from AHTD were required for improvements located within the right of way. Landscaping comments were addressed. Staff stated as the phases were implemented additional landscaping would be required. Staff stated at full development approximately fifty percent of the site was required to come into compliance with the landscape ordinance. 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 comments raised at the May 13, 2015, Subdivision Committee meeting. The applicant has provided the location of the proposed dumpster facilities, the days and hours of operation for the business and details concerning the proposed signage plan. Included in the PCD zoning request is the allowance of all uses permit in the C-4, Open Display District as future uses for all three (3) of the platted lots within the Vogelsberg Subdivision. The request is to rezone the site from C-4, Open Display District and C-3, General Commercial District to PCD (Planned Development Commercial) to allow the existing motorcycle business to expand. The portion of the property along the I-30 Access Road is zoned C-4, Open Display District. The area located along Mabelvale Pike, the rear of the property, is zoned C-3, General Commercial District. The rear portion of the site is the area the applicant is proposing the building expansion for the motorcycle business. June 4, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4834-D 7 The site plan includes four (4) areas for future expansion. The immediate plans are to expand the repair garage with a 2,015 square foot addition. The building height will match the existing single story building. The area proposed for expansion includes an addition to the showroom on the east and west sides of the building. A 390 square foot addition is proposed along the east side of the showroom portion of the building and a 2,102 square foot addition is proposed along the west side of the showroom portion of the building. Future construction would allow a 4,645 square foot addition to the one story storage area located on the northeast portion of the site. Also included is the removal of a 1,291 square foot building located along the I-30 Frontage Road to allow for additional parking. The site plan includes the allowance of an additional sign located at the intersection of Mabelvale Pike and the I-30 Frontage Road. The sign is proposed consistent with signage allowed in commercial zones or a maximum of 36-feet in height and 160 square feet in area. Building signage is proposed consistent with building signage allowed in commercial zones or a maximum of ten (10) percent of the façade area abutting the public streets. The applicant is requesting to measure the height of the ground sign as allowed in Section 36-557(b) which allows the height of the ground-mounted sign to be measured from the elevation of the centerline of the traffic lanes of the expressway or freeway. The applicant is requesting to place a dumpster on the site near the northeastern portion of the site. The dumpster will be screened per the typical ordinance requirements or an opaque screen on all four (4) sides of the dumpster a minimum of two (2) feet above the dumpster height. The applicant has indicated the current dealerships hours of operation are from 9 am to 6 pm, Monday through Saturday. The applicant is seeking to not limit the hours to the current operational hours. The applicant states a future user of the site may have hours that differ from the current operational hours. The applicant is requesting to operate with similar hours of the area businesses, 6 am to midnight seven (7) days per week. There is a wireless communication facility located on the site. The applicant is requesting approval for future colocations and to add additional ground equipment to the wireless communication facility site without a revision to the PCD zoning provided the additions comply with the provisions of the wireless communications facilities provisions of the zoning ordinance and all the additions are within the compound of the existing wireless communication facility. Staff is supportive of the request. The applicant is seeking approval of the PCD zoning to allow a building expansion for the existing motorcycle business. The business has operated from the site for a number of years and the building June 4, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4834-D 8 expansion has necessitated the request for the rezoning. To staff’s knowledge there are no outstanding technical issues associated with the request. Staff does not feel the request to rezone the site will adversely impact the development or 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. PLANNING COMMISSION ACTION: (JUNE 4, 2015) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to the conditions outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. June 4, 2015 ITEM NO.: 7 FILE NO.: Z-5649-E NAME: Davis Short-form PD-C LOCATION: Located at 10915 Stagecoach Road DEVELOPER: Arkansas Appliance and Air Conditioner 4600 Hoffman Road Little Rock, AR 72209 ENGINEER: McGetrick Engineering P.O. Box 30441 Little Rock, AR 72260 AREA: 9.02 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 Church PROPOSED ZONING: PD-C PROPOSED USE: Automobile Sales VARIANCE/WAIVERS: None requested. BACKGROUND: On September 18, 2003, the Commission approved a conditional use permit allowing for the phased development of this property for a church. Phase I was to consist of a single building and a paved driveway and 25 parking spaces. Phase II was to construct a second building and additional parking. The Phase I worship area was proposed to have seating for 100 persons. The Phase II seating capacity was not proposed. No additional activities such as private school or daycare was proposed. Approval was given to allow placement of a portable building in the site to be used as a construction office/storage building. The Commission approved a waiver of the screening requirement along the south perimeter of the site since it was adjacent to a large, undeveloped floodway. June 4, 2015 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5649-E 2 On March 25, 2004, the Commission approved a revision to the previously approved conditional use permit. The church proposed to place a second 28’ x 64’ portable building on the site adjacent to the location of the proposed church building. The church requested to the use of the portable building as a church for a period up to seven (7) years. At the end of the seven (7) year period, the church proposed to have constructed the first phase building and the paved driveway and parking lot. Staff did not support the use of the portable building for seven (7) years but did provide a recommendation to allow the use of the portable building for thirty-six (36) months. The applicant was agreeable to limiting the use of the portable building to thirty-six (36) months and the Commission approved the request on their consent agenda. On January 29, 2015, the Little Rock Planning Commission withdrew from consideration a request to rezone the site from R-2, Single-family to PID to allow the construction of a single building containing 15,000 square feet with 2,000 square feet being used for the office area and 13,000 square feet being used for the manufacturing/shop area. All buildings have been removed. The 24 space parking lot is still in place. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The current request is a rezoning from R-2, Single-family to Planned Development Commercial, PD-C, to allow the use of the site for automobile sales. The site plan indicates the placement of a 2,400 square foot building on the site and the placement of six (6) staff and twenty-four (24) display spaces in the first phase of the development. The second phase allows the construction of a 6,000 square foot building, the original building is to be removed, and allow the placement of fifteen (15) staff parking spaces and one hundred sixty (160) display spaces. The hours of operation are from 8 am to 8 pm Monday through Saturday. Sunday hours are proposed from 1 pm to 6 pm. There are four (4) employees proposed in the initial phase growing to eight (8) employees in the final phase. B. EXISTING CONDITIONS: The site is located on the south side of Stagecoach Road just north of the Fourche Creek. To the west is an office warehouse development containing a mix of office and office warehouse uses. To the north is a multi-family development, a cemetery and a property zoned PCD which contains a restaurant, carwash and mini-warehouse. East of the property is undeveloped R-2, Single-family zoned property. June 4, 2015 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5649-E 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 Southwest Little Rock United for Progress and the Otter Creek Homeowners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stagecoach Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline will be required. 2. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction in the floodplain. 3. Show the proposed finish floor elevation of at least one (1) feet above the base flood elevation. 4. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide drainage and access easement is required adjacent to the floodway boundary. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy does not object to this proposal. A single phase power line exists on the property which may need to be adjusted prior to the construction of the new building. Contact Entergy in advance regarding future service requirements and additional facilities location(s). Centerpoint Energy: No comment received. AT & T: No comment received. June 4, 2015 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5649-E 4 Central Arkansas Water: No objection. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: No comment. CATA: 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 Otter Creek Planning District. The Land Use Plan shows Mixed Office Commercial (MOC) for this property. The Mixed Office Commercial (MOC) category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. The applicant has applied for a rezoning from R-2 (Single Family District) to PDC (Planned District Commercial) to allow for development of car sales on the site. Master Street Plan: Stagecoach 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 Stagecoach 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 Stagecoach 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. June 4, 2015 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5649-E 5 2. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the City, Section 15-81. a. The property to the east and south is zoned R-2, therefore a minimum buffer will be required at six (6) percent of the average depth of the lot. The maximum dimension required shall be fifty (50) feet in all instances. 3. All vehicular use areas which were in existence prior to the effective date of this article 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. 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: (May 13, 2015) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff requested any details concerning the proposed screening and/or fencing to be located on the site. Staff also requested the days and hours of dumpster service and the days and hours of the business. Staff requested details concerning the proposed signage plan. Public Works comments were addressed. Staff questioned if the floodway would be dedicated to the City or be retained as an easement. Staff also stated floodway areas were to be shown as easements. Staff stated a 25-foot wide drainage and access easement was required adjacent to the floodway boundary. Landscaping comments were addressed. Staff stated a land use buffer was required adjacent to properties with dissimilar uses of a more restrictive nature. Staff stated the property to the south and east were zoned residentially and would require a land use buffer strip and screening. June 4, 2015 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5649-E 6 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 technical issues associated with the request raised at the May 13, 2015, Subdivision Committee meeting. The applicant has indicated screening will be provided per typical ordinance requirements either by the placement of an opaque screening fence or with dense evergreen plantings. The applicant has provided details of the proposed dumpster service hours and the hours of operation for the business. The applicant has also provided the proposed signage plan. The request is a rezoning from R-2, Single-family to Planned Development Commercial, PD-C, to allow the use of the site for automobile sales. The site plan indicates the placement of a 2,400 square foot building on the site and the placement of six (6) staff and twenty-four (24) display spaces in the first phase of the development. The buildings are proposed as single story buildings with a maximum building height of 18-feet. The second phase allows the construction of a 6,000 square foot building, the original building is to be removed, and allow the placement of fifteen (15) staff parking spaces and one hundred sixty (160) display spaces. There are four (4) employees proposed in the initial phase growing to eight (8) employees in the final phase. The hours of operation are from 8 am to 8 pm Monday through Saturday. Sunday hours are proposed from 1 pm to 6 pm. The dumpster service hours are from 7 am to 5 pm Monday through Friday. Signage is proposed consistent with signage allowed in commercial zones. The ground sign is proposed with a maximum height of 36-feet and 160 square feet in area. The building signage is proposed with a maximum sign area of ten (10) percent of the façade area abutting the public street. Staff is not supportive of the request. The site is indicated on the City’s Future Land Use Plan as Mixed Office Commercial (MOC). The MOC category provides for a mixture of office and commercial uses to occur and acceptable uses include office or a mix of office and commercial uses. The proposed use is allowed as a by right use in the C-4, Open Display Zoning District. Although there are mini- warehouse units located across Stagecoach Road, also typically a C-4, Open June 4, 2015 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5649-E 7 Display District use, the units are located behind a retail center and/or other commercial uses. The property to the west has developed with an office warehouse development which in staff’s opinion is more in keeping with the Future Land Use Plan and the development pattern for this area. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JUNE 4, 2015) The applicant was present. There were registered objectors present. The Chair informed the applicant that the Commission’s policy was to offer a deferral of an item to a later hearing date when eight (8) or fewer Commissioners were present to allow more Commissioners to be present to hear a request. The Chair stated it took six (6) positive votes to move an item forward with a favorable recommendation from the Commission. She stated there were eight (8) Commissioners present. The Chair requested the applicant come forward and state if they desired a deferral of an item or if they wanted to move forward at this hearing date. The applicant stated he desired to defer the item to the Commissions July 16, 2015, public hearing. There was no further discussion of the item. The Chair entertained a motion for approval of deferring the item to the July 16, 2015, public hearing. The motion carried by a vote of 8 ayes, 0 noes and 0 absent. June 4, 2015 ITEM NO.: 8 FILE NO.: Z-5661-B NAME: Ballard Short-form PD-R LOCATION: Located at 2016 North Van Buren Street DEVELOPER: Michael and Marsha Ballard 2412 North Fillmore Little Rock, AR 72207 SURVEYOR: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.082 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PD-R ALLOWED USES: Single-family residential PROPOSED ZONING: Revised PD-R PROPOSED USE: Single-family residential VARIANCE/WAIVERS: None requested. Staff and the applicant are requesting deferral of this item to the July 16, 2015, public hearing to allow the applicant additional time to pursue a right of way abandonment for a portion of North Van Buren Street. PLANNING COMMISSION ACTION: (JUNE 4, 2015) The applicant was not present. There were no registered objectors present. Staff presented the item stating they and the applicant were requesting a deferral of the item to the July 16, 2015, public hearing to allow the applicant additional time to pursue a June 4, 2015 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-5661-B  right of way abandonment for a portion of North Van Buren Street. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. June 4, 2015 ITEM NO.: 9 FILE NO.: Z-5665-A NAME: First Deliverance Temple Short-form PD-R LOCATION: Located at 6213 – 6223 Lancaster Road DEVELOPER: First Deliverance Temple 420 Locust Street Lonoke, AR 72086 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.50 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PD-R ALLOWED USES: Single-family PROPOSED ZONING: Revised PD-R PROPOSED USE: Single-family – Add a church as an allowable use VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: On May 18, 1993 a PD-R was approved by the Board of Directors (Ordinance No. 16,418) for this site to allow multiple residences on a single lot. The applicant is proposing to amend the previously approved PD-R (Planned Development Residential) to allow the use of one of the buildings for church services. The applicant has indicated the services are from 8 am to 9 am on Sunday morning and from 6:30 pm to 8:30 pm on Sunday evenings. The applicant has indicated the congregation will not exceed 30 persons. June 4, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5665-A 2 B. EXISTING CONDITIONS: There are three (3) structures located on the site. The rear building, which was previously a cabinet shop, is currently being used by the church for services. The other two (2) are residential homes but are currently vacant. After leaving the businesses located along West 65th Street the remainder of the area are single-family homes located in R-2, Single-family zoning. 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 Wakefield Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Due to the proposed use of the property, the Master Street Plan specifies that Lancaster Road for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. With future site development beyond this application, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Lancaster Road including 5-foot sidewalks with the planned development. 3. Show proposed parking areas and vehicle access areas on site. 4. The proposed driveway should be constructed with a concrete apron. 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 location. Contact Entergy in advance if there is a need to alter the existing electrical service. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. June 4, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5665-A 3 Fire Department: No comment. Parks and Recreation: No comment received. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is a change in occupancy and is therefore subject to current building code requirements. Review and approval is required by Building Codes Division before occupancy takes place. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the 65th Street East 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 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 6 units per acre. The applicant has applied for a rezoning from PRD (Planned Residential District) to PDR (Planned District Residential) to allow the structures on the site to be used for church related uses. Master Street Plan: Lancaster 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 III Bike Route shown along Lancaster Road. Bike Routes require no additional right-of-way or pavement markings, but only a sign to identify and direct the route. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2015) The applicants were present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete June 4, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5665-A 4 the review process. Staff questioned the proposed parking plan. Staff also questioned the proposed signage plan. Public Works comments were addressed. Staff sated a dedication of right of way was required along Lancaster Road. Staff also requested the applicant provide the proposed parking areas and vehicle access areas to the site. Landscaping comments were addressed. Staff stated any future redevelopment or paving would potentially require improvements to the site landscaping. 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 associated with the request in need of addressing via a revised site plan. The applicant has provided the proposed signage plan and the proposed parking plan for the site. The request is to amend the previously approved Planned Development Residential (PD-R) to allow the use of the rear building for church services. According to the applicant the building was previously used as a cabinet shop. The applicant has indicated no ground signage is proposed for the church. Building signage will be limited to a maximum of ten (10) percent of the front façade which has public street frontage. There is an existing gravel base located in front of the building to be used for the church. The applicant has indicated new gravel will be added to this area to allow for parking. The number of parking spaces for a church is typically based on the number of seats. The applicant has indicated there will be a maximum of 30 persons served by the church. The ordinance states there is to be one (1) space per every four (4) seats. Based on this calculation seven (7) parking spaces would be required. Staff feels there is adequate area for parking on the site. The hours of services are from 8 am to 9 am on Sunday morning and from 6:30 pm to 8:30 pm on Sunday evenings. The applicant has indicated prayer services will be conducted at various time during the day. According to the applicant few persons attend the prayer services. June 4, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5665-A 5 Staff is supportive of the request. The applicant is seeking approval to allow the use of one of the three (3) structures located on the site for church service. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff does not feel the use as a small church with a maximum of 30 parishioners will have a significant impact on 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. PLANNING COMMISSION ACTION: (JUNE 4, 2015) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to the conditions outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. June 4, 2015 ITEM NO.: 10 FILE NO.: Z-6782-C NAME: Second Baptist Church Short-form PD-O LOCATION: Located at 1709 John Barrow Road DEVELOPER: Second Baptist Church Dr. Kevin A. Kelly 1709 John Barrow Road Little Rock, AR 72204 SURVEYOR: Rasburry Surveying 308 West South Street Benton, AR 72015 AREA: 4.62 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family with a Conditional Use Permit ALLOWED USES: Church PROPOSED ZONING: PD-O PROPOSED USE: Church, Printing service, Bookstore VARIANCE/WAIVERS: None requested. BACKGROUND: On July 26, 2001, the Planning Commission approved a conditional use permit allowing for construction of a Family Life Center building and reconstruction of the existing parking lots on this R-2 zoned church site. Subsequent to construction of the new facility, the church filled and paved an area behind (east) the rear parking lot. This parking lot expansion was not included in the approved C.U.P. The parking lot was constructed without an approved grading permit, unsuitable fill materials may have been used and the slope of the fill already showed signs of failure. The parking area was constructed without concern for the City’s landscape and buffer regulations. No interior landscaping, screening, irrigation or curbs had been installed. Much of the June 4, 2015 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-6782-C 2 required 36 foot wide land use buffer along the east perimeter of the site was been destroyed or would be due to compaction and proposed benching and grading. On February 12, 2004, the Little Rock Planning Commission approved a revision to the Conditional Use Permit to allow the additional parking behind the church after it was determined the area was stable. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is to rezone the site from R-2, Single-family with a CUP for a church to PD-O (Planned Development Office) to allow the use of the church facilities located at 1709 John Barrow Road for a Print Shop and Bookstore to be formally named Vision Print Media and Bookstore Services. Vision Print Media and Bookstore Services will allow space to be utilized by the parishioners and individuals from the community to have their printing needs met as well as purchase religious materials for their own spiritual growth. Vision Print Media and Bookstore Services will operate during the daytime hours of 9 am to 3 pm. The office space will face the exterior with easy access entrance. There is adequate parking and the use will certainly not add any stress on the current use of the building. The Church also operates “A Taste of Glory” Café in the newest building. That portion of the church property is zoned O-3, General Office District and the fade is permitted as an ancelorary use. B. EXISTING CONDITIONS: The church sanctuary is located north of this site on O-3, General Office zoned property. This site, the former sanctuary site, is currently being used for church activities including the bookstore and print shop. South of the site are single-family homes. To the east and west are multi-family developments. Other uses in the area include office, commercial and there is a branch library located to the southwest. 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 John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. June 4, 2015 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-6782-C 3 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 location. Contact Entergy in advance if there is a need to alter the existing electrical service. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: No comment. CATA: No comment. F. ISSUES/TECHNICAL/DESIGN: Building Code: Building modifications may be required for the change in use requested. If so 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 Public Institutional (PI) 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 applicant has applied for a rezoning from R-2 (Single Family District) to PDO (Planned District Office) to add bookstore, café and printing to the Church uses on this site. The site is within the area John Barrow Design Overlay District. June 4, 2015 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-6782-C 4 Master Street Plan: John Barrow 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 John Barrow 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 John Barrow Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2015) The applicant was not present. Staff presented an overview of the item. Staff stated there were no outstanding technical issues associated with the request in need of addressing via a revised site plan. 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 May 13, 2015, Subdivision Committee meeting in need of addressing via a revised site plan. The request is to allow the rezoning of the site from R-2, Single-family with a Conditional Use Permit for a church to PD-O to allow the church to operate a bookstore and printing service. The church proposes to operate Vision Print Media Services and Bookstore which allows parishioners and individuals from the community to have their printing needs met through the church’s printing service. The bookstore will allow the purchase of religious materials spiritual growth by the membership as well as the community as a whole. Both will operate during the hours of 9 am to 3 pm. The office faces the exterior of the building with easy access entrance to the building from the existing parking area. The request is to rezone the site from R-2, Single-family with a CUP for a church to PD-O (Planned Development Office) to allow the use of the church facilities for printing services and a bookstore to serve the community. The services will be offered during hours the church is not holding worship service. Staff is supportive of the request. Staff does not feel the allowance of the printing service and the bookstore will significantly impact the development or the area. June 4, 2015 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-6782-C 5 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: (JUNE 4, 2015) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to the conditions outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. June 4, 2015 ITEM NO.: 11 FILE NO.: Z-7969-D NAME: LaPalapa Revised Short-form PCD LOCATION: Located at 18321 Cantrell Road DEVELOPER: Desiderio Juzrez 18220 Cantrell Road Little Rock, AR 72223 SURVEYOR: Global Surveying Consultants, Inc. 6511 Heilman Court North Little Rock, AR 72118 AREA: 3.5 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: Restaurant, Single-family and C-1 uses PROPOSED ZONING: Revised PCD ALLOWED USES: Restaurant, Single-family and C-1 uses 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. June 4, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7969-D 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 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 to allow the use of a storage building located along Cantrell Road to be remodeled for a retail use. The applicant has indicated the proposed use of the building will be a use as allowed within the C-1, Neighborhood Commercial zoning district. The use will utilize the parking located on the site shared by the two (2) restaurant uses. 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. June 4, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7969-D 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 Aberdeen Court Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. 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 Chenal Planning District. The Land Use Plan shows Mixed Use (MX) for this property. The Mixed Use (MX) category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. The applicant has applied for a rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial District) for the addition of a retail use in a building on this site. The site is within the Highway 10 Design Overlay District. Master Street Plan: Cantrell Road is a Principal Arterial 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 Cantrell Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class I Bike Path shown along Cantrell 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. June 4, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7969-D 4 F. SUBDIVISION COMMITTEE COMMENT: (May 13, 2015) The applicant was not present. Staff presented an overview of the item. Staff stated there were no outstanding technical issues associated with the request in need of addressing via a revised site plan. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. G. ANALYSIS: There were no outstanding technical issues in need of addressing via a revised site plan. The applicant is requesting to amend the existing Planned Commercial Development (PCD) to allow the use of an existing building for a retail use. The building is located along Cantrell Road and is currently being used for storage of the restaurant supplies. The building contains approximately 350 square feet of floor area. The applicant has indicated the proposed use of the building will be a use as allowed within the C-1, Neighborhood Commercial zoning district. The commercial user will utilize the parking located on the site shared by the two (2) restaurant uses. The applicant has not proposed any additional ground signage for the commercial user. Building signage will be placed on the front of the building. Signage will be limited to a maximum sign area equaling a maximum of ten (10) percent of the façade area. To allow a commercial business within the existing structure the building should be brought into compliance to meet ADA. In addition, restrooms should be provided within the building. Staff is not supportive of the request. Staff feels any additional commercial activity on the site should be located elsewhere on the site and not expand the commercial activities next to Cantrell Road. Staff does not feel the use of this building for commercial activities is appropriate. H. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JUNE 4, 2015) The applicant was present. There were registered objectors present. The Chair informed the applicant that the Commission’s policy was to offer a deferral of an item to a later hearing date when eight (8) or fewer Commissioners were present to allow more Commissioners to be present to hear a request. The Chair stated it took six (6) positive votes to move an item forward with a favorable recommendation from the Commission. June 4, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7969-D 5 She stated there were eight (8) Commissioners present. The Chair requested the applicant come forward and state if they desired a deferral of an item or if they wanted to move forward at this hearing date. The applicant stated he desired to defer the item to the Commissions July 2, 2015, public hearing. There was no further discussion of the item. The Chair entertained a motion for approval of deferring the item to the July 2, 2015, public hearing. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. June 4, 2015 ITEM NO.: 12 FILE NO.: Z-8501-A NAME: Stanton Optical Revised Short-form PCD LOCATION: Located at 112 South University Avenue DEVELOPER: Musa Realty Group 4800 North Federal Highway, Suite 201B Boca Raton, FL 33431 ENGINEER: GarNat Engineering Attn. Vernon Williams P.O. Box 116 Benton, AR 72018 AREA: 0.39 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: Retail and Optical PROPOSED ZONING: Revised PCD PROPOSED USE: Retail and Optical VARIANCE/WAIVERS: A variance from the Master Street Plan to allow a reduction in the required right of way dedication from 55-feet to 45-feet. BACKGROUND: Ordinance No. 20,216 adopted by the Little Rock Board of Directors on February 16, 2010, rezoned the site from C-3, General Commercial District to Planned Commercial Development. The approval allowed the construction of a 4,043 square foot building and seventeen (17) parking spaces. Any existing curb cut located on South University Avenue would be maintained for access. The building was proposed with a maximum building height of thirty (30) feet. The front façade was to be decorative panels. Windows without mullions were proposed. This development did not occur. June 4, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8501-A 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The current request is to revise and reinstate the previously approved PCD (Planned Commercial Development) to allow the construction of a 3,780 square foot building 17 parking spaces. The applicant indicates the building will be used as an optical clinic with retail sales. The site is located within the Mid-town Design Overlay District which has specific development criteria related to building placement and building materials. B. EXISTING CONDITIONS: The former bank building was removed several years ago. The paving for the former parking lot is still in place. North of the site has redeveloped with two (2) new restaurants. There is an office building/school located to the west of the site. South of the site is the Park Avenue Shopping Center containing restaurant, retail and residential. 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 Briarwood Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. University Avenue is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. 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. 4. 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. 5. 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. June 4, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8501-A 3 6. The City of Little Rock will not accept the proposed pipe placed in a public drainage easement. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: The proposed building appears to be about 6 to 8 feet from an existing power pole on the south side of the property. There are strict OSHA requirements about how close individuals can come to power lines and these distances must be maintained. Contact Entergy in advance regarding future service requirements or to meet to talk specifically about the proposed work at this location to determine if the distance is adequate without having to modify the location of the existing electrical facilities. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. 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 regarding the size and location of water meter. 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, June 4, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8501-A 4 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 area 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: Maintain Access. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. June 4, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8501-A 5 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 West Little Rock Planning District. The Land Use Plan shows Mixed Use (MX) for this property. The Mixed Use (MX) category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. The applicant has applied for a rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial District) for the construction of a retail building for optical on this site. The site is within the Midtown Design Overlay District. Master Street Plan: University Avenue is a Principal Arterial 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 University Avenue since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. 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 or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 3. Building landscape areas shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 4. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average June 4, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8501-A 6 linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 5. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 6. An irrigation system shall be required for developments of one (1) acre or larger. For developments of less than one (1) acre there shall be a water source within seventy-five (75) feet of the plants to be irrigated. 7. FILE NO.: 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: (May 13, 2015) Mr. Vernon Williams was present representing the request. Staff presented an overview of the item stating there were a few outstanding technical issues associated with the request. Staff stated the site was located in the Mid-town Design Overlay District which has specific development criteria related to site design and construction materials. Staff provided Mr. Williams with a list of the design items needed to complete the review process. Staff also questioned the maximum building height, the proposed signage plan and the location of any proposed dumpsters. Public Works comments were addressed. Staff stated a grading permit was required prior to any construction activities on the site. Staff stated prior to construction of any retaining walls an engineer’s certification of design was to be submitted to public works for approval. Staff stated the City of Little Rock would not accept the proposed pipe placed in a public drainage easement. Landscaping comments were addressed. Staff stated a perimeter planting strip was required along any side of a vehicular use area that abutted adjoining property or a street right of way where the building was not constructed to the property line. Staff stated screening requirements were required adjacent to vehicular use areas. Staff stated an automatic irrigation system was required to water landscaped 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. June 4, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8501-A 7 H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the technical issues associated with the request raised at the May 13, 2015, Subdivision Committee meeting. The applicant has provided the proposed signage plan, the location of the proposed dumpster, the maximum building height and addressed items necessary to complete a review of the request related to the Mid-town Design Overlay District. The request is to revise and reinstate the previously approved Planned Commercial Development (PCD) to allow the construction of a 3,780 square foot building and 17 parking spaces. The maximum building height proposed is less than 35-feet as allowed by the DOD. The applicant indicates the building will be used as an optical clinic. The clinic will house one (1) doctor and also provides 3,000 square feet of retail. The parking typically required for a doctor is six (6) spaces and for the retail use 10 parking spaces would typically be required. The Mid-town DOD states the minimum parking per the zoning ordinance shall be the maximum parking allowed. Staff is supportive of allowing the one (1) additional parking space. The DOD states at least sixty percent (60%) of the ground level facing internal pedestrian circulation areas or streets are to be glass-windows, entry features or displays. The applicant has indicated they will comply with this requirement. The primary entrance to the development will be located on the north side of the building, not facing South University Avenue. The University Avenue side of the building will contain an exit. The exterior building materials and colors are to be aesthetically pleasing and compatible with materials and colors of neighboring developments. The applicant notes the new construction will comply with this requirement. For buildings less than 5,000 square feet the parking is to be located on the side and rear of the building. The parking as proposed is located along the side of the building. A single ground sign is proposed with a maximum building height of six (6) feet and a maximum sign area of 24 square feet. Building signage will be located on the north façade, the front of the building, and along the east façade, along South University Avenue. The signage will be limited to a maximum of ten (10) percent of the façade area on which the sign is placed. June 4, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8501-A 8 The site will contain a single dumpster location. The dumpster will be screened per the typical ordinance requirements or a minimum of two (2) feet above the containment area. A minimum landscape strip of nine (9) feet will be provided along South University Avenue. An additional nine (9) foot wide landscape strip will be provided along the northern and western perimeters. Internal landscaping will be provided per the Landscape Ordinance requirements. The request includes a variance to allow a reduction in the right of way requirement for South University Avenue. The Ordinance would typically require the dedication of a 55-foot right of way dedication from centerline. The applicant is requesting to be allowed a dedication of 45-feet from centerline to match the previous dedications made by the property owners to the north and south. Staff is supportive of the request. The applicant has made efforts to comply with the minimum standards established by the Mid-town DOD. Although there are minor variations from the DOD, no customer entrance on South University Avenue and the additional parking space, staff does not feel the variations are significant. 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 the Master Street Plan to allow a reduction in the required right of way dedication from 55-feet to 45-feet. PLANNING COMMISSION ACTION: (JUNE 4, 2015) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to the conditions outlined in the “staff recommendation” above. Staff also presented a recommendation of approval of the variance request from the Mater Street Plan to allow a reduction in the required right of way dedication for South University Avenue from 55-feet to 45-feet. Staff presented a recommendation stating the owner had agreed to make any necessary repairs to existing private stormwater pipe system running across the property discovered by the City of Little Rock staff or any other entity prior to the issuance of the certificate of occupancy. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. June 4, 2015 ITEM NO.: 13 FILE NO.: Z-8817-B NAME: Stone’s Throw Revised PD-C LOCATION: Located at 402 East 9th Street DEVELOPER: Josh Malone 402 East 9th Street Little Rock, AR 72202 ENGINEER: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.092 acres NUMBER OF LOTS: 1 lot FT. NEW STREET: 0 LF CURRENT ZONING: PD-C ALLOWED USES: Brewery, Retail and Residential PROPOSED ZONING: Revised PD-C PROPOSED USE: All modification to the parking lot construction material VARIANCE/WAIVERS: None requested. BACKGROUND: Ordinance No. 20,688 adopted by the Little Rock Board of Directors on January 22, 2013, rezoned the site from R-4A to PD-C. The approval allowed a portion of an existing building as a Microbrewery. The outward appearance and form of the property was to remain unaltered. 1,900 square feet of the building was dedicated to production and storage of beer and malt beverage. This included all consumables and equipment required. A small portion of the space was planned to be used as a small tasting room, with a limited retail function, to be used in conjunction with brewing tours, as required in State regulations. In the tasting room small samples of product were to be given after the tour, with opportunity to buy packages for off premise consumption, as well as June 4, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8817-B 2 by-the-glass sales. Within the area 750 square feet was to be brewery production, 320 square feet for keg cleaning, 235 square feet for storage and cooler space, 360 square feet for the tasting room and 110 square feet for the tasting bar. A maximum occupancy of 20 customers within the bar area was proposed. The hours of operation for the tour and retail aspect of the business was limited. There were no set days and hours of operation but it was anticipated the Brewery business would not be open more than five (5) days per week with the hours between 2 pm and 9 pm. Special tasting events were proposed with no more than 12 per year. The events would be during normal business hours on the weekends. During weekday events the applicant stated they would be open until 9 pm. An ordinance is on the Board of Directors June 2, 2015, meeting to allow a revision to the days and hours of operation, the number of seats inside the building and allowed an area for outdoor dining. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The originally approved PD-C (Planned Development Commercial) required the parking lot located to the north of the building (and shared with an adjacent residential building) to be paved with a hard surface material within two (2) years. The applicant is requesting to amend the previously approved PD-C to allow the utilization of gravel on the parking surface. Concrete aprons will be provided adjacent to the street and previously constructed concreate ribbons (currently in disrepair) will be replaced located immediately adjacent to the building. The site is located within the MacArthur Park Historic District. The guidelines for development or redevelopment of non-residential property allows for the placement of concrete or gravel. The guidelines state when houses or buildings are used for commercial, office, school, church, apartments, or other institutional use, parking should be located in rear yards. If this is not possible, parking may be in a side yard but located to the rear of the front wall of the structure. Fencing or shrubbery should screen the parking area. Parking lots between buildings should align edge screening with the front façades of adjacent buildings and the side property lines. Parking areas should be surfaced with gravel or concrete, not asphalt, aggregate, or brick. B. EXISTING CONDITIONS: This area contains a mixture of uses including the Arts Center, a high rise multi-family building, offices and single-family homes. There are two (2) large churches in the area, a homeless day center and retail uses. The building was constructed as a non-residential building and has housed a number of uses over the years. The Brewery and a vintage retail shop are located on the lower level June 4, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8817-B 3 and a residence on the upper level. The parking lot is located to the north and is a graveled parking lot which provides parking for the building. The site is located within the MacArther Park Historic District which as specific development criteria related to parking lots. 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 Mac Arthur Park Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Provide a concrete apron where the driveway enters the proposed parking area. E. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Downtown Planning District. The Land Use Plan shows Mixed Use (MX) for this property. The Mixed Use (MX) category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. The applicant has applied for a rezoning from PDC (Planned District Commercial) to PDC (Planned District Commercial) to allow a gravel parking area on the site. Master Street Plan: East 9th Street is a Collector and Rock Street is a Local Street on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: No comment. June 4, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8817-B 4 F. SUBDIVISION COMMITTEE COMMENT: (May 13, 2015) The applicant was not present. Staff presented an overview of the item stating there were no outstanding technical issues in need of addressing related to the site plan. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. G. ANALYSIS: There were no outstanding technical issues in need of addressing related to the site plan. The request is to allow the placement of gravel on the parking area located along the north side of the building and shared with the adjacent multi-family homes. The original approval of the PD-C zoning required the area to be paved with a hard surface material within two (2) years. The site is located within the MacArthur Park Historic District. The guidelines for development or redevelopment of non-residential property allows for the placement of concrete or gravel. The applicant has indicated concrete aprons will be provided adjacent to the street and previously constructed concrete ribbons (currently in disrepair) will be replaced. The concrete ribbons are located immediately north and adjacent to the building. There are existing shrubs which currently screen the parking area. Staff is supportive of the request. The applicant’s request is in keeping with the City’s efforts to implement Low Impact Development and to limit the impervious surfaces in the area. Historically the site was a graveled and the allowance to maintain the graveled parking area is in keeping with the historic character of the area. H. STAFF RECOMMENDATION: Staff recommends approval of the request to allow the placement of gravel within the parking area for the site provided the previously constructed concrete ribbons are replaced and the applicant provide a concrete apron connecting with Rock Street. PLANNING COMMISSION ACTION: (JUNE 4, 2015) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to the conditions outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. June 4, 2015 ITEM NO.: 14 FILE NO.: Z-9023-A NAME: Cell Phone Hospital Short-form PCD LOCATION: Located at 6608 Baseline Road DEVELOPER: EZ Equiel Garcia 6608 Baseline Road, Suite E Little Rock, AR 72209 ENGINEER: Laha Engineers 6602 Baseline Road, Suite E Little Rock, AR 72209 AREA: 1.15 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PCD PROPOSED USE: Retail and Office VARIANCE/WAIVERS: None requested. BACKGROUND: On April 23, 2015, the Little Rock Planning Commission denied a request to rezone the site from R-2, Single-family to PCD to allow the redevelopment of this site with a single building and associated parking. The request included the construction of a new 10,087 square foot retail building proposed as a mix use development containing office and commercial uses. A note on the site plan indicated a 1,000 square foot barber shop, 1,000 square foot nail salon, two (2) 1,000 square foot office bays, 2,000 square foot “cell phone hospital”, 1,000 square foot computer repair shop and a 3,087 square foot restaurant. The site plan proposed 39 parking spaces. June 4, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9023-A 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The current request is to rezone the site from R-2, Single-family to PCD (PlanQed Commercial Development) to allow the construction of a 7,587 square foot retail building and 42 parking spaces. The site plan indicates the placement of an insurance office, Tropical Smoothe (restaurant), cell phone hospital, tax service office and barber shop. The office uses are indicated at 2,000 square feet and the retail uses are indicating with 5,587 square feet. B. EXISTING CONDITIONS: The structures on the site have been removed. There are offices located to both the east and west of the site and single-family homes to the north. To the south of the site is a US Post Office, a County Health Unit and office uses. Commercial uses are primarily located at the Geyer Springs and Baseline Road intersection and the Chicot and Baseline Road intersection. 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 Cloverdale Neighborhood Association, the Chicot Neighborhood Association, the Windamere Neighborhood Association and Southwest Little Rock United for Progress 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 2. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 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. Show the proposed location for stormwater detention facilities on the plan. 5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. June 4, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9023-A 3 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Environmental Assessment Division (EAD) Review required. Contact Little Rock Wastewater EAD for details. Entergy: There is a three phase power line running along the north side of Baseline Road at this location. Care must be exercised for the installation of the proposed trees and sign along the road so that OSHA required clearances are maintained. Entergy will trim trees when they get within 10 to 15 feet of an overhead power line to prevent outages caused by trees. Contact Entergy in advance regarding future service requirements and additional facilities location(s). Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Contact Central Arkansas Water if additional fire protection or metered water service is required. June 4, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9023-A 4 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 8. 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. 9. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 10. 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: Maintain Access. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 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: June 4, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9023-A 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. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. CATA: The site is located on CATA Bus Route #17, Mabelvale and 17A, Mabelvale- Downtown. 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: June 4, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9023-A 6 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 Geyer Springs West Planning District. The Land Use Plan shows Office (O) for this property. The office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The applicant has applied for a rezoning from R-2 (Single Family District) to PCD (Planned Commercial District) to allow commercial/office mixed center on the site. Master Street Plan: Baseline Road is a Principal Arterial 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 Baseline Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along Baseline 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. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The property to the north and a portion of the properties to the east and west is zoned R-2, Single-family. The minimum dimension shall be nine (9) feet. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the City, Section 15-81. 3. Note on plan the existing trees that are to be used to satisfy buffer / perimeter requirements. Trees selected for preservation shall have the area within the drip-line fenced with protective fencing and protected from development activities. Graphically indicate the area to be protected on the plan and provide detail of the protective fencing. 4. A minimum of seventeen (17) shrubs will need to be placed in the north buffer area. A minimum of thirty-one (31) shrubs will need to be added to the west buffer area. June 4, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9023-A 7 5. 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. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2015) Mr. Troy Laha of Laha Engineering along with the applicant were present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff requested details concerning the proposed signage plan. Staff also questioned if the days and hours of dumpster service would be limited to daylight hours. Public Works comments were addressed. Staff stated the City’s stormwater detention ordinance would apply to the development of the property. Staff stated a grading permit was required prior to construction. Staff stated a permit from AHTD was required for all improvements located in the right of way. Landscaping comments were addressed. Staff stated screening and buffering was required along the perimeters where there was a use or zoning less restrictive than the proposed PCD zoning. Staff stated existing trees to be retained could count as credit toward fulfilling landscape ordinance requirements. 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 comments raised at the May 13, 2015, Subdivision Committee meeting. The applicant has provided the proposed signage plan and indicated the dumpster service hours would be limited to 6 am to 6 pm seven (7) days per week. The hours of operation for the businesses are from 6 am to 10 pm seven (7) days per week. The request is to rezone the site from R-2, Single-family to PCD (Planned Commercial Development) to allow the construction of a 7,587 square foot building and 42 parking spaces. The proposal includes the placement of an June 4, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9023-A 8 insurance office, Tropical Smoothe (restaurant), cell phone hospital, tax service office and barber shop. The office uses are indicated at 2,000 square feet and the retail uses are indicating with 5,587 square feet. Parking for the development is proposed with 42 parking spaces. Parking for the development based on shopping center guidelines would require 33 parking spaces or one (1) space per 225 gross square feet of floor area. Parking for the use mix break down would require five (5) parking spaces for the barber shop, five (5) parking spaces for the office use, 30 parking spaces for the restaurant and five (5) parking spaces for the general retail for a total of 45 parking spaces. The site plan indicates the placement of a single ground sign along Baseline Road. The sign is proposed to comply with signage allowed in commercial zones or a maximum of thirty-six (36) feet in height and one hundred sixty (160) square feet in area. Building signage is proposed on the east façade of the building to comply with signage allowed in commercial zones or a maximum of ten (10) percent of the façade area. The applicant has indicated a sign will be placed on the end cap of the building along the Baseline Road frontage. This sign area also will not exceed ten (10) percent of the façade area of the Baseline Road frontage. The maximum building height proposed is 30-feet. The building materials are proposed as brick and siding. The building coverage is proposed at twenty (20) percent and the paved area at thirty-five (35) percent. The landscaped area is seven (7) percent of the site. Thirty-eight (38) percent of the site is proposed as buffers and drainage. Staff is not supportive of the applicant’s request. Although the applicant has reduced the size of the development and reduced the amount of retail proposed staff feels the use mix proposed along with the restaurant use defines the development a commercial development. That is further reinforced by the applicant’s proposal to utilize commercial signage. The site is indicated for Office on the City’s Future Land Use Plan and this area is proposed as an office corridor. This area of Baseline Road is primarily office and institutional uses. The commercial activities have been limited to the area around the Geyer Springs and Baseline Roads intersection and the Chicot and Baseline Roads intersection. Staff does not feel this is an appropriate location for a commercial development. The primary zoning in this area is O-3, General Office District. Staff feels office development would be a more appropriate use for this site. I. STAFF RECOMMENDATION: Staff recommends denial of the request. June 4, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9023-A 9 PLANNING COMMISSION ACTION: (JUNE 4, 2015) The applicant was present. There were registered objectors present. The Chair informed the applicant that the Commission’s policy was to offer a deferral of an item to a later hearing date when eight (8) or fewer Commissioners were present to allow more Commissioners to be present to hear a request. The Chair stated it took six (6) positive votes to move an item forward with a favorable recommendation from the Commission. She stated there were eight (8) Commissioners present. The Chair requested the applicant come forward and state if they desired a deferral of an item or if they wanted to move forward at this hearing date. The applicant stated he desired to defer the item to the Commissions July 2, 2015, public hearing. There was no further discussion of the item. The Chair entertained a motion for approval of deferring the item to the July 2, 2015, public hearing. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. June 4, 2015 ITEM NO.: 15 FILE NO.: Z-9038 NAME: Metzger Short-form PD-R LOCATION: Located at 4723 North Lookout DEVELOPER: James Metzger 1418 Kavanaugh Boulevard Little Rock, AR 72205 SURVEYOR: Global Surveying 6511 Heilman Court Little Rock, AR 72118 AREA: 0.14 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 – Hillcrest Design Overlay District VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning from R-2, Single-family to PD-R (Planned Development Residential) to allow the construction of a single-family home with a reduced setback as typically required per the Hillcrest Design Overlay District. The setback planned for the new construction meets the 15-foot placement from the northern property line. The planned structure is located on a lot that was formerly the corner of North Spruce and North Lookout. As such, it is designed to lie in line with the other properties located in the 4700 Block of North Lookout, as typically required per the DOD. June 4, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-9038 2 With the closure of North Spruce Street and the division of the street to the adjoining properties, the setback of the neighboring property to the west must now be considered. The property, at 4805 North Lookout, has an unusually large setback from the street and adherence to the 10-percent rule of the DOD would force the developer to move the structure back to the extent that the new construction would face an extraordinary amount of excavation into the hillside. The downward slope of this area is the main reason that the last section of Spruce Street was not complete and later abandoned as a public right of way. In considering the setback of the other structures on the 4700 block of North Lookout the planned setback will align easily with those house and will fall within any 10-percent variation. In addition, the virtual greenspace created by the wooded area that was Spruce Street provides a visual and esthetic buffer zone between the two lots. The request is to allow the leading (northern) end of the building within 10-percent of the setback of the adjoining neighbor located at 4719 North Lookout. B. EXISTING CONDITIONS: This area of North Lookout is single-family. Located across North Lookout to the west is Alsop Park. Located to the northwest is a multi-family development accessed from Kavanaugh Boulevard. There is a property immediately to the north zoned PD-R which allowed the construction of a carport in the rear yard which exceeded the rear yard coverage allowed per the Hillcrest DOD. 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 this proposal as there does not appear to be a conflict with existing electrical facilities at this address. Service is provided to the location from the rear of the property in the alley. It was difficult to June 4, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-9038 3 determine what was being added to the existing residence from the drawing provided to Entergy. Care must be taken when working near any electrical lines. Contact Entergy in advance if there are any questions, or if service requirements will be changing as a result of the addition. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: No comment Parks and Recreation: No comment received. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. 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 for an addition to an existing home on the site. The site is within the Hillcrest Design Overlay District. Master Street Plan: North Lookout 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: No comment. June 4, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-9038 4 G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2015) The applicant was not present. Staff presented an overview of the item stating there were no outstanding technical issues associated with the request. 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 associated with the request raised at the May 13, 2015, Subdivision Committee meeting in need of addressing via a revised site plan. The new home is located on a lot that was formerly the corner of North Spruce and North Lookout. North Spruce was abandoned as a public right of way by the City in September 2005. This area is within the Hillcrest Design Overlay District which has specific development criteria related to site development for specifically for this request the front yard setback. The applicant is proposing construction of a new home on this lot. The setback planned for the new home meets the 15-foot placement established by the DOD from the northern property line (the 4700 block of North Lookout) but with the closure of North Spruce Street and the division of the street to the adjoin property owners, the setback of the neighboring southern property must now be considered. 4805 North Lookout, located along the southern boundary, has a greater setback from the street than the homes in the 4700 block of North Lookout. Adherence to the 10-percent rule of the DOD forces the structure back on the lot to an extent that the new construction faces a significant amount of excavation into the hillside. The slope of this area is the main reason that this section of Spruce Street was not constructed and was supported for abandonment as a public right of way. The request is a rezoning from R-2, Single-family to PD-R (Planned Development Residential) to allow the northern portion of the home within 10-percent of the setback of the adjoining neighbor located at 4719 North Lookout and not be consistent with the setback of the adjacent 4805 North Lookout home. The proposed new construction complies with all other requirements of the Hillcrest DOD. Staff is supportive of the request. Staff does not feel the request to allow the new construction to match the homes within the 4700 block of North Lookout with regard to the front yard setback will adversely impact the area. June 4, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-9038 5 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: (JUNE 4, 2015) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to the conditions outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. June 4, 2015 ITEM NO.: 16 FILE NO.: Z-9039 NAME: PB General Holdings, Short-form PD-C LOCATION: Located at 2504 Ferndale Cut-off DEVELOPER: PB General Holdings, Ferndale, LLC P.O. Box 22407 Little Rock, AR 72221 SURVEYOR: Global Surveying Attn. Paxton Singleton 6511 Heilman Court Little Rock, AR 72118 AREA: 1.672 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District ALLOWED USES: General retail PROPOSED ZONING: PD-C PROPOSED USE: General Dollar VARIANCE/WAIVERS: None requested. BACKGROUND: Ordinance No. 18,779 adopted by the Little Rock Board of Directors on November 19, 2002, zoned the site to C-3, General Commercial District as a part of the City expanding their zoning jurisdiction to this area as a part of Extraterritorial Planning. The ownership of the property included tracts that were located outside the extraterritorial planning jurisdictional area, and only tracts that were within jurisdictional area were zoned. Uses listed by the applicant included grocery store, convenience store with gas pumps, video rental, deli sandwiches, tobacco sales, and a three (3) bay carwash. All the uses proposed were permitted uses in C-3, General Commercial June 4, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9039 2 Zoning District but the carwash required a CUP (Conditional Use Permit) in the C-3, General Commercial Zoning District. A CUP was approved for the site as well. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The current application is a request to rezone the site to Planned Commercial Development (PCD) to allow the redevelopment of the site with a retail use. The site currently consists of two (2) lots located at 2504 Ferndale Cut-off Road. Lots 1 and 2 of the Ferndale Grocery Addition are currently zoned C-3, General Commercial District with a CUP for a carwash. The buildings have been removed. The applicant is requesting approval of the two (2) lots being combined into one (1) approximately 1.74-acre lot and rezoned to a PCD with a planned use of a single commercial/retail structure. The City’s Future Land Use Plan shows the property in an area planned for commercial uses. Approval of the application to rezone will allow the client to development this approximately 1.7-acre lot into a 9,939 square foot general merchandise retail store. The proposed site plan has been designed with one access drive from Kanis Road and one from Ferndale Cut-off Road. The building is designed with the HVAC units on top of the building with screening. The dumpster area will be screened with wood fencing and is located near the rear of the property. The dumpster hours of pick-up will be limited to store hours. The site plan indicates landscape buffers around the south and southeast property lines. B. EXISTING CONDITIONS: The former grocery has been removed from the site. The carwash still remains. This area of the County consists of a wide range of zoning and uses including a veterinary clinic, mini-warehouse, a convenience store, and single-family homes constructed on acreage. There is a church located at the southwest intersection of Kanis and Ferndale Cut-off Roads. Across Kanis Road to the west is an area the County uses for storage of equipment. 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 were notified of the public hearing. There is not an active neighborhood association located in the area. June 4, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9039 3 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Ferndale Cut-off 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. At arterial-arterial intersections, an additional 10 feet of right of way should be dedicated for future right turn lane for a distance of 250 feet. 3. A 75 foot radial dedication of right-of-way is required at the intersection of Kanis Road and Ferndale Cut-off Road. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Ferndale Cut Off and Kanis Road with the planned development. The boundary street improvements consist of providing a 12 foot through lane and a 6 foot paved shoulder on both streets. 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 8. 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 Traffic Engineering, Greg Simmons, gsimmions@littlerock.org or 501.379.1813 for more information. 9. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveways on arterial streets should be located 300 feet from intersections and driveways and 150 feet from the side property line. Kanis Road driveway should be located at the rear property line and shared in the future with the property to the north and a shared access easement should be platted for the driveway. The Ferndale Cut-off driveway should be moved to the side property line and design to be shared in the future with a platted shared access easement. The width of driveways must not exceed 36 feet. June 4, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9039 4 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary, no comment. Entergy: Entergy does not object to this proposal. A single phase power line exists on the west side of the property along Kanis Road. Two of 3 phase power is available on the south side of the property along Ferndale Cutoff Road. Contact Entergy in advance regarding future service requirements and additional facilities location(s). Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Contact Central Arkansas Water regarding the size and location of water meter. June 4, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9039 5 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 8. 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. 9. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 10. 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. West Pulaski Fire Protection District 23: The West Pulaski Fire Protection District #23 provides fire protection service to the Ferndale area. There is no water system in the Ferndale area and water will have to be provided by a well. Because of this no fire hydrant will be available and the fire department will rely on water shuttle operations in case of a fire to this commercial structure. The Chief requested the developer install a fire sprinkler system. The developer stated the size of the structure was to small to require a sprinkler system. The Chief recommends a fire alarm system be installed in order for a fast response call. Fire Department: Maintain Access. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 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 June 4, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9039 6 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 (Jason Lowder 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. Parks and Recreation: No comment received. County Planning: 1. State name and address of the owners of record. 2. Show source of title. 3. Provide name and address of developer. 4. Show state plane coordinates for two property corners. 5. Provide surveyor seal and signature. 6. Show legal description including acreage on site plan. 7. Show contours at max 4’intervals. 8. Show water courses enter and leaving tract. 9. Show adjacent property owners. 10. Provide source of water. 11. Provide sewage disposal approval from Arkansas Department of Health. 12. Show FEMA flood panel information for Tract and comply with any floodplain development requirements. 13. Provide letter of approval from the local fire department. 14. Provide storm drainage plan. 15. Site plan appears to be one parking space short of the 30 space requirement. 16. Pay a $33.00 review fee to County Planning. June 4, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9039 7 Additional staff comments: 1. Pulaski County Planning and Pulaski County Public Works are accepting the reduced right of way standard (45-feet for Kanis Road and 55-feet for Ferndale Cut-off) allowed by the City of Little Rock’s Master Street Plan. 2. Obtain driveway permits from Public Works prior to construction. 3. Comply with ADEQ stormwater requirements during construction. CATA: The site is not located in an area served by CATA. 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 Buzzard Mountain 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 C-3 (General Commercial District) to PDC (Planned District Commercial) to allow the development of a retail building (Family Dollar) on the site. Master Street Plan: Kanis Road is a Principal Arterial and Ferndale Cut-off Road is a Minor Arterial 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 Kanis Road since it is a Principal Arterial. 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 Ferndale Cut-off Road. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. June 4, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9039 8 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 land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The property to the northwest is zoned R-2. The minimum dimension shall be nine (9) feet. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the City, Section 15-81. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 4. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 5. Building landscape areas shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 6. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 7. An irrigation system shall be required for developments of one (1) acre or larger. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2015) Mr. Paxton Singleton and Mr. Dan Bartlett were present representing the request. Staff presented an over view of the item stating there were additional items necessary to complete the review process. Staff requested Mr. Singleton provide the days and hours of operation for the business. Staff also questioned if the hours of dumpster service would be limited to daylight hours. Staff requested additional information concerning the proposed signage plan. Staff requested the June 4, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9039 9 maximum building height and the proposed construction materials. Staff also requested Mr. Singleton provided the maneuvering area for the delivery trucks. Public Works comments were addressed. Staff stated a dedication of right of way to 45-feet from centerline was required on Ferndale Cut-off. Staff stated an additional ten (10) feet of right of way was to be dedicated as a right turn lane. Staff stated a dedication of right of way to 55-feet from centerline was required along Kanis Road. Staff stated a 75-foot radial dedication of right of way was required at the intersection of the two (2) roads. Staff stated the driveway locations and widths did not comply with the Master Street Plan or Boundary Street ordinance. Staff stated a variance was required to allow the driveway along Ferndale Cut-off Road to exceed 36-feet in width. Landscaping comments were addressed. Staff stated landscaping was required around the sites perimeters adjacent to vehicular use areas. Staff stated building landscaping was required equivalent to a three (3) foot planter strip adjacent to the building and the vehicular use area. Staff stated an irrigation system to water landscaped areas was required for development of one (1) acre or larger. 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 addressing staff’s concerns raised at the May 13, 2015, Subdivision Committee meeting. The applicant has provided the proposed signage plan, the proposed construction materials, the hours of dumpster service and the maneuvering area for the delivery trucks. The hours of operation for the business are from 8 am to 9 pm seven (7) days per week. The dumpster service areas are limited to 8 am to 5 pm Monday through Friday. Deliveries are only during store hours. The proposed building materials include a front painted CMU to 10-feet with prefinished metal panels to 18-feet 6-inches, the finished height of the building. The street side setbacks are 25-feet. The rear yard setback is 10-feet at the narrowest point and the side yard setback is indicated at 15-feet. The signage plan proposed includes wall and ground signage. The maximum height of the ground sign is 25-feet. The maximum sign area is 70 square feet. Building signage will be located on the facades abutting the public streets. The building signage will be limited to a maximum of ten (10) percent of the façade June 4, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9039 10 area. The building occupies 13.6 percent of the site. Impervious, paving, sidewalks occupy 30.5 percent of the site and 55.9 percent of the site is landscaped. The site plan indicates 30 parking spaces. The building is proposed containing 9,939 gross square feet of floor area. The parking as indicated is consistent with the typical parking required for a commercial development (one space per 300 gross square feet of floor area). The request is a rezoning of the site from C-3, General Commercial District to Planned Commercial Development (PCD) to allow the redevelopment of the site with a retail use. The site is currently two (2) platted lots; Lots 1 and 2 of the Ferndale Grocery Addition. Upon approval the two (2) lots will be combined into one (1) lot containing approximately 1.74-acres. Staff is supportive of the request. The site is located at an arterial/arterial intersection and is indicated on the City’s Future Land Use Plan for commercial. The former use of the property, a grocery store, is a similar type use as the current retail use being proposed. To staff’s knowledge there are no outstanding technical issues associated with the request. Staff feels the rezoning to PCD to allow the construction of a new retail store 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: (JUNE 4, 2015) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to the conditions outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. June 4, 2015 ITEM NO.: 17 FILE NO.: Z-9040 NAME: Craig Custom Construction Short-form PD-R LOCATION: Located at 1708 North Fillmore Street DEVELOPER: Stephen and Gayellynne Craig Trust 5315 Edgewood Road Little Rock, AR 72207 SURVEYOR: Edward Lofton Engineering and Surveying 15415 Oakcrest Little Rock, AR 72206 AREA: 0.14 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family – Non-conforming duplex PROPOSED ZONING: PD-R PROPOSED USE: Duplex – add a second floor to the existing structure VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning of the property located at 1708 North Fillmore Street to allow the placement of a second floor on the existing building. The applicant purchased the property one year ago, in poor condition, with the intention of rehabbing the structure, (new roof, rewire, new plumbing, HVAC and repair to the foundation). For the rehabilitation and improvements to be financially feasible the applicant states additional living space per unit is needed. The additional space is proposed to be accomplished by the addition of a second floor to the inside of the attic area which will allow additional bedrooms and additional baths for each of the units. The additional living space will be June 4, 2015 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9040 2 contained in the original footprint of the building (there will be no additional foundations, simply adding space in the attic). The approval will not increase the density of the site since the structure will remain as a duplex. B. EXISTING CONDITIONS: The site is a duplex currently under rehabilitation. The home is the second structure from Cantrell Road. To the west is a new single-family home and the former Masonic Lodge which is currently under rehabilitation for a residential use. The streets in this area of Fillmore Street are narrow and no sidewalks are in place. The area appears to be predominately single-family with the exception of the non-residential uses located on the north side of Cantrell 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 Heights Neighborhood Association and the Forest Park Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Sewer easement must be retained. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal as service is already being provided to the location. Contact Entergy in advance if there is a need to alter the existing electrical service. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: No comment June 4, 2015 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9040 3 Parks and Recreation: No comment received. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. 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 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, 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 applicant has applied for a rezoning from R-2 (Single Family District) to PDR (Planned District Residential) to allow for the addition to the existing duplex on the site. Master Street Plan: North Fillmore Street 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: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 13, 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 the applicant provided the maximum building height for the structure. Staff also requested the applicant provide the proposed parking plan for the new 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. June 4, 2015 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9040 4 H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the technical issues associated with the request. The applicant has provided the proposed parking plan and indicated the maximum building height will not exceed 35-feet. The request is a rezoning of the property from R-2, Single-family to Planned Development Residential (PD-R) to allow the placement of a second floor on an existing duplex structure. The applicant is rehabbing the structure and has completed repair to the foundation. The applicant intends to add a second floor on the building to allow for additional living space in each of the units. The additional space is proposed to be accomplished by the addition of a second floor to the inside of the attic area which will allow additional bedrooms and additional baths for each of the units. The applicant states the roof height and pitch will match other homes located in this immediate area. The applicant has indicated a new paved circular drive will be constructed in the front of the building. The site plan also includes paving the existing drive located along the southern property line. This will provide parking for three (3) to four (4) automobiles. Based on the typical ordinance requirements three (3) parking spaces would be needed to serve the proposed use. Staff is supportive of the request. The additional living space will be contained in the original footprint of the building by adding space in the attic. The approval does not increase the density on the site since and the structure will remain as a duplex. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the rezoning to recognize the existing use and allow the additional living area 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: (JUNE 4, 2015) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to the conditions outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. June 4, 2015 ITEM NO.: 18 FILE NO.: Z-9041 NAME: The Trails Long-form PD-R LOCATION: Located on the South side of Kanis Road between the Chenal Downs Subdivision and Walnut Grove Road DEVELOPER: Wayne Richie 17200 Chenal Parkway, Suite 300 – 351 Little Rock, AR 72223 ENGINEER: Phillip Lewis Engineering 2701 Kavanaugh Boulevard, Suite 200 Little Rock, AR 72205 AREA: 154-acres NUMBER OF LOTS: 299 FT. NEW STREET: 13,820 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: Single-family subdivision VARIANCE/WAIVERS: None requested. BACKGROUND: A preliminary plat to allow the development of 313.4 acres with 135-single-family lots was approved by the Planning Commission at their January 25, 2001, public hearing. The plan included variances to allow reduced standards of the boundary street improvements to Kanis Road, a variance from the maximum cul-de-sac length, a variance to allow an alternate pedestrian circulation system, a variance to allow double frontage lots and a variance to allow an increase in the maximum lot depth to width ratio. The development did not occur. June 4, 2015 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9041 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now requesting approval of a Planned Residential Development (PD-R) to allow the development of a single-family subdivision located outside the City limits of the City of Little Rock but within the City’s Extraterritorial Planning Jurisdiction. The request includes 299 total residential lots with the smallest being 4,000 square feet “cottage” size lots. There are 74 “ridge” lots sized one-half acre and above. The 225 “cottage” lots are 4,000 square feet minimum up to 7,500 square feet. The subdivision is divided into six (6) phases of development. The subdivision will contain a bike lane along Ridge Trail between the two (2) subdivision entrances for a length of approximately 1 ¼ miles. This will allow bicyclis’st to divert from Kanis Road and enter the subdivision with a challenging ascent up the primary ridge in the subdivision and traverse along the ridge before descending down the other end of the ridge and back onto Kanis Road. The subdivision will contain five (5) internal greenways. These greenways provide internal natural areas that will allow the beauty and wildlife to be interwoven with the new housing area. The subdivision will contain internal walking trails located in the greenways throughout the entire subdivision. These trails will connect three (3) pavilions located in the greenways. The Trails Subdivision will include four (4) specific areas, the Ridge, the Summit, Nature View and Evening Shade. The subdivision will contain over 13,000 lineal feet of roads constructed with full curb and gutter with a five (5) foot wide sidewalk on at least one side of all roads. The roads/trails will be a minimum of 28-feet back to back on all roads with the exception of “Ridge Trail”. Ridge Trail will be constructed 33 feet back to back of curb to accommodate a 5 foot wide bike lane. Two (2) entrances/exits will be provided and connected to Kanis Road on the eastern and western extents of the subdivision. These entrances/exits will be constructed with 150 foot long and 15 foot wide widened portions adjacent to the edge of pavement along Kanis Road. These entrances have been located to provide safe ingress and egress for the subdivision. Site distance studies will be conducted and provided for review during the design process of the subdivision. Underground electrical service will be provided throughout the entire subdivision. Water will be provided via connections to Central Arkansas Water. Natural gas will be provided throughout the subdivision. Wastewater will be collected via a combination of gravity collection sewer and tight line forced mains and conveyed to a package treatment plant located south of the larger of two (2) proposed ponds. The plant will utilize the biological extended aeration principle of operation, a variation of the activated sludge process. The discharge of the plant will be released into the adjacent larger June 4, 2015 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9041 3 pond. The flow from the spillway of the larger pond will ultimately discharge into Fletcher Creek to the west of the pond. Additionally the plant will be recessed below grade for aesthetics and noise control. The wastewater treatment plant will be designed, permitted and constructed in accordance with the requirements of the Arkansas Department of Environmental Quality (ADEQ). A large site stormwater pollution prevention plan will be developed for this site in accordance with the requirement of NPDES and ADEQ and submitted to ADEQ for review and approval prior to construction. The plan will be implemented and strictly adhered to throughout the entire life of the construction process and detention maintained permanently upon completion of the construction. The purpose of The Trails Subdivision is to provide a unique residential housing experience that blends the beauty of nature and wildlife with high quality homes. The smaller “cottage” lots are intended to form a sense of close neighborhood community in a beautiful setting. The walking trails provided throughout the greenways mixed integrally with the housing areas are intended to allow people “backdoor” access to the attributes of nature described above. The three (3) pavilions located in the greenways along the internal trails or just seeking a pleasant break with a view of nature. The bike lane provided along the beauty of the Ridge Trail will provide the bicycling community as well as a recreational bicycler a safe route off of Kanis Road. B. EXISTING CONDITIONS: The property is undeveloped with varying degrees of slope. A portion of the property is wooded, with a portion being pastureland. The general area contains single-family residences, including manufactured homes, on large lots along Kanis and Burlingame Roads. Chenal Downs, a 5-acre subdivision, abuts the property to the east. Property zoned AF, Agriculture and Forestry bounds the property’s southern boundary. 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 were notified of the public hearing. There is not an active City recognized neighborhood association located within this general area. 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. June 4, 2015 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9041 4 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road with the planned development. Kanis Road should be improved with pavement provided to 11 feet from centerline and a 4 foot gravel shoulder. At the proposed street intersections at least 36 feet of asphalt should be provided with striping for a left turn lane. Paving should be provided for lane shifts and striping to meet AASHTO standards may extend beyond the property boundary 3. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Kanis Road is on the Master Bike Plan. If bike lanes are desired per the Master Bike Plan and MUTCD standards, the bike lanes should be 6 feet wide measured from the back of curb and provided on both sides of the proposed street. The total street section would be 34 feet wide from back of curb to back of curb. The bike lanes should continue on Kanis Road east and west of the proposed intersections to the side property lines. The paved lane should be 5 feet wide with striping and takes the place of the 4 foot gravel shoulder in these areas. 6. The provided typical road cross section is not accurate and widths are confusing. 7. Local streets centerline grade cannot exceed 15% without approval of a variance to the Master Street Plan. Local streets centerline grade cannot exceed 5% at the first 30 feet of an intersection. 8. Floodplain is shown on the subject property. Contact Pulaski County Road and Bridge for floodplain regulations and conditions. 9. 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. 10. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 11. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide drainage and access easement is required adjacent to the floodway boundary. June 4, 2015 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9041 5 12.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 Traffic Engineering, Greg Simmons, gsimmons@littlerock.org or 501.379.1813 for more information. 13. Per the Master Street Plan, parking is restricted to one side of the street on a 24 foot wide street. Show on the plan now and on the final plat and bill of assurance, the area along the street where parking is allowed. 14. 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. 15. A minimum undisturbed strip 25 feet wide except for reasonable access shall be provided along each side of streams having a 10 year storm >150 cfs. The undisturbed strip should be measured from the top of the bank. 16. The minimum finish floor elevation as required by Pulaski County is required to be shown on plat and grading plans. 17. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 18. Provide a letter prepared by a registered engineer certifying the sight distance at the Kanis Road intersection(s) comply with 2004 AASHTO Green Book standards. 19. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 20. Street names and street naming conventions must be approved by Public Works. Contact Glenn Haley at 501.371.4537. The street names Ridge Trail, Sunset Trail, Fern Trail, and Summit Trail are duplicates. 21. The proposed traffic circle should be constructed per AASHTO and FHWA standards with bike lanes and splitter islands. Contact Nat Banihatti in Traffic Engineering at 501.379.1818 for additional information. 22. Traffic calming devices are required for long straight streets to discourage speeding. Traffic circles or round-about are suggested at regular intervals and at main intersections. Contact Travis Herbner, Traffic Engineering at 501.379.1805 for additional info. 23. The accel and decel lanes on Kanis Road should not be constructed. 24. Emergency access should be provided for area of subdivisions with 30 for more homes and only one (1) access. June 4, 2015 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9041 6 25. Walnut Grove Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. Per the Master Street Plan at the intersection of arterial/arterial intersections, an additional 10 feet of right-of-way should be dedicated for a right turn lane for a length of 250 feet. The total width of dedication is 65 feet. 26. Per the Master Street Plan at arterial/arterial intersections, a 100 foot radial dedication of right-of-way is required at the intersection of Walnut Grove Road and Kanis Road. 27. Sidewalk should be installed along Summit Trail south of traffic circle. The sidewalk should be on the outside of the circle portion of Summit Trail. 28. The minimum stopping sight distance of 155 feet or latest AASHTO policy on Geometric Design Manual and 150 feet minimum horizontal radius at centerline. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary, no comment. Entergy: Entergy does not object to this proposal. A single phase power line exists on the western side of the property, but nowhere else. Service to the proposed lots will be installed and provided along the front lot lines along the new streets. Contact Entergy in advance regarding future service requirements and additional facilities location(s) as this development will require extensive work to install facilities to the 299 proposed lots. 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 June 4, 2015 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9041 7 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: Maintain Access. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 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. June 4, 2015 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9041 8 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. One- or Two-Family Residential Developments. There are going to be over 30 houses and code requires two separate access roads, need to connect the roads inside the housing development. 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. June 4, 2015 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9041 9 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 (Jason Lowder 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. Parks and Recreation: No comment received. County Planning: 1. Provide Bill of Assurance. 2. Show State Plane coordinates for two corners. 3. Label index contour so contour interval can be determined. 4. Provide zoning for existing and adjacent parcels. 5. Lot size is smaller than 6,000 square feet allowed by Pulaski County Subdivision and Development Code. Show lot dimensions and bearings on all lots. 6. Show each lot size in acres and square feet. 7. Provide source of water. 8. Provide Arkansas Department of Health approval for wastewater treatment system. 9. Provide approval from the Volunteer Fire Department. 10. Provide profile for all streets. 11. Label all street centerlines. 12. Provide storm drainage plan. June 4, 2015 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9041 10 13. Provide effective FEMA flood panel number. 14. Provide Pulaski County preliminary certificate of approval, not final plat approval. 15. Street names in proposed subdivision are identical to several streets within the City of Little Rock corporate limits. Rename streets as needed to avoid conflicts. 16. Provide full set of construction plans for all streets once PD-R is approved by the City of Little Rock Board of Directors. 17. Front, rear and side setbacks do not comply with Pulaski County Subdivision and Development Code standards. 25-foot front and rear setback is required with an 8-foot side yard setback. 18. Provide SWPPP for Pulaski County review. 19. Pay $132.00 review fee. Additional Comments – 1. Provide water and wastewater design plans for Public Works review. 2. Provide for maintenance of greenways, common areas, trails, wastewater plant and all leftover tracts in the bill of assurance and on the plat. 3. Obtain appropriate road cut permits from Pulaski County Public Works for Kanis Road. 4. Large Lot #1 at east end of the subdivision should be labeled Lot 6 immediately to the west should be labeled Lot 7. 5. Provide turnarounds at maximum 9-foot intervals for all cul-de-sac streets. 6. Provide drainage easement as needed between lots. 7. Subject to approval of the PD-R zoning by the City of Little Rock, comments related to lot sizes and setbacks are not applicable. County Road and Bridge Comments - 1. Provide letter and engineering certification for each new intersection stating that intersection will have a safe sight distance and meet AASHTO sight distance requirements. Pulaski County is especially concerned with western Kanis Road intersection. Pulaski County and the City of Little Rock will inspect intersections at the time subgrade is complete. Pulaski County will not sign final plat if any of the intersections are unsafe. June 4, 2015 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9041 11 2. List panel number and floodway/floodplain designation on plat based on the July 6, 2015 maps. 3. Lots in floodplain will require floodplain development permitting through Pulaski County before any development occurs on the lots. Finish-Floor elevations should be left off of final plat for these lots. 4. Obtain road connection (driveway) permit from PCRB for Kanis Road connections after preliminary plat approval and before construction begins. 5. Provide traffic control and signage plan for all work affecting Kanis Road. Plan must meet all AHTD, MUTCD, and ATSSA specifications and certified by the engineer. 6. Provide traffic study to determine if traffic light and/or turn lane is needed on Kanis Road. Intersection design must be approved by the City of Little Rock. 7. Property line/R-O-W radius should be at least 25’ at Kanis Road intersections. 8. Label property line/R-O-W radius at west corner of Horizontal Trail/Twilight Trail intersection. 9. Kanis Road R-O-W is 50’. Show existing R-O-W and proposed R-O-W dedication on plat. 10. Label contour lines. 11. Provide AR north state plane coordinates for two land ties. 12. Provide complete set of building plans for all phases of construction. 13. Delineate all drainage areas upstream of proposed development. 14. Provide drainage profiles for all ditch flow lines and line of culvert. 15. Include all stormwater runoff calculations for all drainage areas, inlets, gutters, ditches, channels, culverts, junctions, and culvert outflows. Include bypass calculations for all curb inlets. 16. Provide PDF copy of building plans and plat to PCRB. 17. Provide PCRB with base course proctor and subgrade proctor. 18. Provide the geotechnical analysis of road subgrade and Geotech building recommendations to PCRB for review. Geotech recommendation/approval needed at the time of road bed construction. 19. Show all proposed drainage easements on plat and plans. 20. Show all proposed utility easements on plat and plans. 21. Provide easements, located outside of right-of-way, for all utilities other than drainage, water and sewer. June 4, 2015 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9041 12 22. Include maintenance agreement, in Bill of Assurance, indicating who is responsible for maintenance of all stormwater facilities that are located outside of the public R-O-W. 23. Provide PCRB with copy of ADEQ stormwater approval. 24. Provide letter of approval and permit form ADEQ and the Arkansas Health Department for proposed sanitary sewer treatment plant. 25. Provide sight distance profile for each intersection. 26. Provide 40’ radius turn around on dead end streets at no more than 900’ intervals. 27. Will need to dedicate ½ of the required 120’ R-O-W along Walnut Grove. 28. Maximum road grade shall be no more that 15%. 29. Provide signage plan for further review/comment. 30. Provide plans for all proposed utilities located in the right-of-way for further review/comment. 31. Provide erosion control plan for further review/comment. 32. Provide complete set of drainage plans for further review/comment. 33. Provide complete set of road construction plans (including complete plan profile, road cross sections, and typical cross sections) for all new road construction for further review/comment. CATA: The site is not located in an area served by CATA. F. ISSUES/TECHNICAL/DESIGN: Building Code: No Comment Planning Division: This request is located in the Burlingame Valley Planning District. The Land Use Plan shows Residential Low Density (RL) and Agricultural (A) 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 Agricultural category is to encourage the continuation of agricultural uses of the land. The agricultural classification also provides for a transition between rural areas and the urban fringe, where it would be appropriate to preserve existing rural land use, prior to annexation into the city. The applicant has applied for a rezoning from R-2 (Single Family District) to PDR (Planned Commercial District) to allow for the development of a single family subdivision on this site. June 4, 2015 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9041 13 Master Street Plan: Walnut Grove Road is a Principal Arterial and Kanis Road is a Minor Arterial 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 Walnut Grove Road since it is a Principal Arterial. 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. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lanes are shown along both Colonel Glenn Road and Lawson Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2015) Mr. Phillip Lewis and Mr. Wayne Richie were present representing the request. Staff presented an overview of the item stating there were a number of outstanding technical issues associated with the request in need of addressing. Staff stated there were two (2) applications for this development being considered. Staff stated one (1) item was related to the PD-R zoning and the creation of the preliminary plat. Staff stated the second was consideration and approval of a Conditional Use Permit to allow the construction of a wastewater treatment facility to serve the wastewater disposal needs of the new homes. Staff requested information concerning the proposed wastewater treatment system and how the system would be permitted, operation of the system and the type system to be used. For the proposed subdivision staff requested details of the proposed subdivision identification sign. Staff also requested information concerning proposed fences and outbuildings. Staff requested Mr. Lewis provide the square footages of the proposed homes. Staff also questioned the proposed phasing plan. Public Works comments were addressed. Staff stated Kanis Road was classified on the Master Street Plan as a minor arterial. Staff stated a right of way dedication to 45-feet from centerline was required. Staff stated the street construction was to be two (2) 11-foot drive lanes and a 4-foot aggregate shoulder. Staff stated per the Master Street Plan parking on residential streets indicated at 24-feet in width was limited to one (1) side. Staff stated plans for all work in the right of way was to be submitted for approval prior to the start of June 4, 2015 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9041 14 construction. Staff requested Mr. Lewis provide a sight distance certification for the two (2) access points of the new street with Kanis Road. Staff stated the minimum finished floor elevation as required by Pulaski County was required to be shown on the plat and the grading plans. 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 request is for rezoning of the site from R-2, Single-family to PD-R (Planned Development Residential) to allow the development of a single-family subdivision. The proposed subdivision is located outside the City limits of the City of Little Rock but within the City’s Extraterritorial Planning Jurisdiction. The request includes 299 residential lots with the smallest being “cottage size lots” ranging in size from 4,000 square feet to 7,500 square feet (225 lots). There are 74 “ridge sized lots” starting at one-half acre to approximately 1.5-acres. The subdivision is divided into six (6) phases of development. The subdivision will contain a bike lane along Ridge Trail between the two (2) subdivision entrances for a length of approximately 1 ¼ miles. The subdivision will contain five (5) internal greenways. The subdivision will contain internal walking trails located in the greenways throughout the entire subdivision. These trails will connect three (3) pavilions located in the greenways. Section 31-175 allows subdivisions to develop utilizing internalized pedestrian circulations systems in-lieu of sidewalks. The applicant is requesting in-lieu of sidewalks in some locations the use of pedestrian paths. The proposal PD-R will allow accessory structures and fences as per the R-2, Single-family zoning district. The construction of these items will be allowed by the homeowner if fencing and/or accessory structures are desired. The applicant has met with the State Fire Marshal to review connectivity of this development and to allow access to emergency personnel for the cul de sac streets which are proposed with more than 30 residential lots. The applicant has indicated all weather access drives will be provided within the development to allow access to all streets via a secondary access. The applicant is requesting a waiver of the right of way dedication for Kanis Road. The applicant has indicated street construction to Kanis Road will be competed per the reduced standard of the Master Street Plan or a minimum of eleven (11) foot drive lane and a four (4) foot gravel shoulder. The construction June 4, 2015 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9041 15 will be phased with the phasing plan for the lots of the proposed subdivision. The request includes a waiver of the Boundary Street Ordinance requirements for the improvements to Walnut Grove Road. The proposal is to allow 15-foot front yard setbacks, 5-foot side yard setbacks and 10-foot rear yard setbacks for the cottage lots. The ridge lots are proposed with a 30-foot front setback, 5-foot side yard setbacks and 15-foot rear yards. The lots abutting Kanis Road have a 100-foot platted conservation, canopy, easement. The subdivision is proposed with signage constructed at the two (2) entrances to the subdivision. Two (2) signs, one on each side of the street, are proposed at the eastern entrance. The sign is proposed 8-feet 5-inches by 14-feet 2-inches. One (1) sign is proposed at the western entrance. The sign is proposed 7-feet in height by 10-feet in width. Both measurements include the architectural elements and walls for the sign base. The development is proposed with a centralized wastewater collection and treatment system. As a separate item on this agenda the applicant is requesting approval of a Conditional Use Permit to allow the construction of the system. Staff is not supportive of the development as proposed. The character of the cottage lots is more of an urban development style than a suburban development style. Primarily this area, along Kanis Road, has developed with homes located on larger tracts and/or acreage. In addition the applicant is requesting a waiver of the right of way dedication for Kanis Road and for a waiver of boundary street improvements to Walnut Grove Road. Staff historically has not supported waiver of rights of way dedications or waivers of boundary street improvements. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JUNE 4, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated May 29, 2015, requesting deferral of this item to the July 16, 2015, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. June 4, 2015 ITEM NO.: 19 FILE NO.: Z-9042 NAME: The Trails Conditional Use Permit LOCATION: Located on the South side of Kanis Road between the Chenal Downs Subdivision and Walnut Grove Road DEVELOPER: Wayne Richie 17200 Chenal Parkway, Suite 300 – 351 Little Rock, AR 72223 ENGINEER: Phillip Lewis Engineering 2701 Kavanaugh Boulevard, Suite 200 Little Rock, AR 72205 AREA: 154-acres NUMBER OF LOTS: 299 FT. NEW STREET: 13,820 LF PROPOSAL: The applicant is requesting approval of a Conditional Use Permit to allow for construction of a wastewater and treatment system to serve a proposed single-family subdivision. VARIANCE/WAIVERS: None requested. 1. SITE LOCATION: The property is located on the South side of Kanis Road just west of the Chenal Downs Subdivision and just East of Walnut Grove Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: Kanis Road is a narrow unimproved road with open ditches for drainage. The property is located outside the City limits of Little Rock but within the City’s Extraterritorial Planning Jurisdiction. The area is primarily single-family with homes located on acreage. The property is undeveloped with varying degrees of slope. A portion of the property is wooded, with a portion being pastureland. The general area contains single-family residences, including manufactured homes, on large lots along June 4, 2015 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-9042 2 Kanis and Burlingame Roads. Chenal Downs, a 5-acre subdivision, abuts the property to the east. Property zoned AF, Agriculture and Forestry bounds the properties southern boundary. As of this writing, staff has received a number of phone calls both informational and with concerns related to the request from area residents. All property owners located within 200-feet of the site were notified of the public hearing. There is not an active City recognized neighborhood association located in the area. 3. ON SITE DRIVES AND PARKING: As a separate item on this agenda the applicant is proposing a Planned Residential Development to allow the development of 154-acres with 299-single- family homes to be developed with public streets developed to County Standards per the County’s Master Road Plan. The subdivision will be served by a centralized wastewater collection treatment system which necessitates the approval of a Conditional Use Permit. 4. SCREENING AND BUFFERS: Landscape: No comment. The development is proposed as a single-family subdivision homes constructed on individual lots. The wastewater collection site is located in the western portion of the property. 5. PUBLIC WORKS COMMENTS: 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. Some floodplain is identified on the subject property. Contact Pulaski County Road and Bridge about the conditions for developing in the 100 year floodplain. 6. UTILITY/FIRE DEPARTMENT/COUNTY PLANNING/CATA/BUILDING CODES: Wastewater: Outside the service boundary. No comment. Entergy: Entergy does not object to this proposal. A single phase power line exists on the western side of the property, but nowhere else. Service to the proposed lots will be installed and provided along the front lot lines along the new June 4, 2015 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-9042 3 streets. Contact Entergy in advance regarding future service requirements and additional facilities location(s) as this development will require extensive work to install facilities to the 299 proposed lots. 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. 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. West Pulaski Fire Protection District #323: The West Pulaski Fire Protection District #23 serves this area. Fire hydrants and water lines will need to meet or exceed the specifications containing in the agreement with Central Arkansas Water and the Volunteer Fire Departments in Pulaski County. Also, cul de sacs and speed round abouts will need to be of sufficient widths to allow for fire apparatus to easily maneuver. The proposed bicycle path in the subdivision will June 4, 2015 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-9042 4 enhance safety for bicyclists with an alternate route to the portion of Kanis Road known as the Hollow which runs from Chenal Downs to Walnut Grove Road. This stretch of road has no shoulders with drop offs and closely lined with trees. During inclement weather many times this portion of Kanis is not passable due to debris from downed trees (motor vehicle accidents, too), and the main road in the subdivision will allow traffic to be diverted around it. Lastly, westward progression of water lines towards, Ferndale, enables the fire department to have more reliable water sources to fight fires and less reliance on water shuttle operations that are hazardous. Fire Department: Maintain Access. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. 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. June 4, 2015 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-9042 5 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. One- or Two-Family Residential Developments. There are going to be over 30 houses and code requires two separate access roads, need to connect the roads inside the housing development. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock June 4, 2015 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-9042 6 Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: 1. Provide Arkansas Department of Health approval for wastewater treatment system. 2. Provide water and wastewater design plans for Public Works review. 3. Provide for maintenance of greenways, common areas, trails, wastewater plant and all leftover tracts in the bill of assurance and on the plat. CATA: The site is located in an area which is presently not served by CATA. Building Code: No Comment 7. SUBDIVISION COMMITTEE COMMENT: (May 13, 2015) Mr. Phillip Lewis and Mr. Wayne Richie were present representing the request. Staff presented an overview of the item stating there were a number of outstanding technical issues associated with the request in need of addressing. Staff stated there were two (2) applications for this development being considered. Staff stated one (1) item was related to the PD-R zoning and the creation of the preliminary plat. Staff stated the second was consideration and approval of a Conditional Use Permit to allow the construction of a wastewater treatment facility to serve the wastewater disposal needs of the new homes. Staff requested information concerning the proposed wastewater treatment system and how the system would be permitted, operation of the system and the type system to be used. For the proposed subdivision staff requested details of the proposed subdivision identification sign. Staff also requested information concerning proposed fences and outbuildings. Staff requested Mr. Lewis provide the square footages of the proposed homes. Staff also questioned the proposed phasing plan. Public Works comments were addressed. Staff stated Kanis Road was classified on the Master Street Plan as a minor arterial. Staff stated a right of way dedication to 45-feet from centerline was required. Staff stated the street construction was to be two (2) 11-foot drive lanes and a 4-foot aggregate June 4, 2015 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-9042 7 shoulder. Staff stated per the Master Street Plan parking on residential streets indicated at 24-feet in width was limited to one (1) side. Staff stated plans for all work in the right of way was to be submitted for approval prior to the start of construction. Staff requested Mr. Lewis provide a sight distance certification for the two (2) access points of the new street with Kanis Road. Staff stated the minimum finished floor elevation as required by Pulaski County was required to be shown on the plat and the grading plans. 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. 8. ANALYSIS: The applicant provided additional information concerning the proposed wastewater treatment system as requested at the May 13, 2015, Subdivision Committee meeting. The zoning ordinance defiles water or sewage treatment plant and related facilities to mean a facility for the systematic collection and treatment and dispersal of water and waste materials. Section 36-104 states uses exclusively conditional or otherwise restricted uses include water and wastewater treatment system plants unless located within the I-2, Light Industrial zoning district. The applicant is proposing a plant which is a modular, fully plumbed treatment plant capable of handling flows from 5000 gpd up to 1 mgd. The system is built inside an insulated fiberglass tank. The tank can be installed above ground or below ground, singularly or in multi-tank arrays. The system will be collected via a combination of gravity collection sewer and tight line forced mains and conveyed to a package treatment plant located south of the larger of two (2) proposed ponds. The plant will utilize the biological extended aeration principle of operation, a variation of the activated sludge process. The discharge of the plant will be released into the adjacent larger pond. The flow from the spillway of the larger pond will ultimately discharge into Fletcher Creek to the west of the pond. The plant will be recessed below grade for aesthetics and noise control. The wastewater treatment plant will be designed, permitted and constructed in accordance with the requirements of the Arkansas Department of Environmental Quality (ADEQ) and the Arkansas Department of Health. Staff is not supportive of the proposed PD-R rezoning request and without approval of the zoning request the CUP for the wastewater treatment system is not necessary. June 4, 2015 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-9042 8 9. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JUNE 4, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated May 29, 2015, requesting deferral of this item to the July 16, 2015, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. June 4, 2015 ITEM NO.: 20 FILE NO.: Z-9043 NAME: The Ranch West Estates Short-form PD-R LOCATION: Located on the South side of Valley Ranch Court DEVELOPER: Larry Crain Crain Family Holdings 17300 Chenal Parkway, Suite 330 Little Rock, AR 72223 ENGINEER: Thomas Engineering 3810 Lookout Road Little Rock, AR 72116 AREA: 2.291 acres NUMBER OF LOTS: 18 FT. NEW STREET: 1,226 LF CURRENT ZONING: O-3, General Office ALLOWED USES: General Office PROPOSED ZONING: PD-R PROPOSED USE: Single-family attached VARIANCE/WAIVERS: A variance from the City’s Land Alteration Ordinance to allow grading of the entire site with the installation of the basic infrastructure. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning from O-3, General Office District to PD-R (Planned Development, Residential) to allow the development of a single-family subdivision. The development is proposed with 18-lots of owner occupied residences. The site plan indicates nine (9) buildings of duplex style homes. The units are proposed as single story buildings with attached garages. June 4, 2015 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-9043 2 B. EXISTING CONDITIONS: Valley Ranch Circle has been constructed adjacent to the eastern portion of the site. Located along Valley Ranch Drive, to the west, there are office buildings and a nursing home. To the east is a newly developing single-family (detached) subdivision. South of the site are single-family homes accessed from Northridge Road extending from Cantrell Road. No access to Northridge Road is proposed from this subdivision. Across Valley Ranch Drive is a home located on a large tract. 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 and the Maywood Manor Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Valley Ranch Circle is classified on the Master Street Plan as a minor residential street. A dedication of right-of-way 45 feet will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct street improvement to Valley Ranch Court with the planned development. 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan on the south side of Valley Ranch Court to the proposed dead and then connected with the walk on the north side Valley Ranch Court. 4. 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 phasing is proposed, does the applicant desire to seek a variance to grade the entire property with construction of Phase 1? Provide phasing plan. 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. June 4, 2015 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-9043 3 7. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 8. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. The base flood elevations should be taken from the proposed FIRMs which are expected to be adopted in July, 2015. 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 Traffic Engineering, Greg Simmons, gsimmons@littlerock.org or 501.379.1813 for more information. 10. Per the Master Street Plan, parking is restricted to one side of the street on a 24 foot wide street. Show on the plan now and on the final plat and bill of assurance, the area along the street where parking is allowed. 11. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lots must share a single driveway access centered on the property line. The width of driveway must not exceed 36 feet. 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 old curb and gutter not being used on Valley Ranch Court should be removed. A 20 foot wide or greater all weather emergency access drive should be provided to the subdivisions existing emergency access drive. The curb at the emergency access drive should be constructed to a roll type curb for future access if needed. 14. The proposed driveways should be no wider than 26 feet at the right-of-way line. The driveways can widen on private property. 15. Since the street is proposed to be 24 feet in width, show on the plat the area of street where parking will be restricted to one side. 16. The back out driveways onto Valley Ranch Court across from a commercial driveway should be removed. 17. No parking is allowed on the south side of Valley Ranch Court. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if new sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. June 4, 2015 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-9043 4 Entergy: Entergy does not object to this proposal. There are power lines around this property – underground on the west and some single phase, overhead extending up North Ridge Road from the south. These power lines and associated easements will need to remain in place to serve existing customers. Service to the proposed lots may best be accomplished from the front lot lines along the new streets. Contact Entergy in advance regarding future service requirements and additional facilities location(s). Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. 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. Plans show 24 feet road ways and code requires 26 feet. 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 June 4, 2015 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-9043 5 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 (Jason Lowder 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. Parks and Recreation: No comment received. County Planning: No comment. CATA: No comment. F. ISSUES/TECHNICAL/DESIGN: Building Code: No Comment Planning Division: This request is located in the Burlingame Valley Planning District. The Land Use Plan shows Office (O) for this property. The office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The applicant has applied for a rezoning from O-3 (General Office District) to PDR (Planned Commercial District) to allow for the development of a single family subdivision on this site. Master Street Plan: Valley Ranch Court Road 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: No comment. June 4, 2015 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-9043 6 G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2015) Mr. Thomas Pownell and Mr. Larry Crain were 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. Pownell provide the number of stories of new construction. Staff requested details of any proposed fencing and the proposed signage plan. Public Works comments were addressed. Staff stated Valley Ranch Circle was classified on the Master Street Plan as a minor residential street. Staff stated a dedication of right of way to 45-feet from centerline was required. Staff stated a grading permit was required prior to any construction on the site. Staff stated the City’s Stormwater Detention ordinance would apply to the development of the lots. Mr. Pownell stated the request included a variance from the City’s Land Alteration ordinance to allow grading of the entire site with the installation of the basic infrastructure. 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 technical issues associated with the request raised at the May 13, 2015, Subdivision Committee meeting. The applicant has provided the proposed signage plan, fencing details and noted the buildings will be single story structures. The applicant is requesting a rezoning from O-3, General Office District to Planned Development, Residential (PD-R) to allow the development of a single-family subdivision. The lots are proposed with an average lot size of 3,000 square feet. The development is proposed with 18-lots of owner occupied attached residences. The site plan indicates nine (9) buildings of duplex style homes. The units are proposed as single story buildings with attached garages. The subdivision is proposed with private streets. The street is proposed as a loop street extending south from Valley Ranch Court. The development will have a call keypad entrance located at the western intersection with Valley Ranch Court. The eastern location will have a gated remote entrance gate. The development is proposed with a 24-foot wide pavement width. Parking will be restricted to the outside of the street. June 4, 2015 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-9043 7 The development will have a combination of metal and brick fencing along Valley Ranch Circle. The plan indicates a six (6) foot decorative metal fence with eight (8) foot brick columns and a six (6) foot brick fence at the entry drives to the subdivision along Valley Ranch Court. The remainder of the subdivision will have a six (6) foot wooden fence. The subdivision sign will be incorporated into the brick fence. The sign area will not exceed thirty-two (32) square feet. The request includes a variance from the City’s Land Alteration Ordinance to allow grading of the entire site with the installation of the basic infrastructure. The applicant has indicated to balance the site advanced grading is necessary. Staff is supportive of the request. The applicant tis proposing a single-family attached subdivision developed with private streets. West of the site is a developing detached single-family subdivision. North of the site is a nursing home. Staff feels the development of the subdivision as proposed 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. Staff recommends approval of the variance request from the City’s Land Alteration Ordinance to allow grading of the entire site with the installation of the basic infrastructure. PLANNING COMMISSION ACTION: (JUNE 4, 2015) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to the conditions outlined in the “staff recommendation” above. Staff also provided a recommendation of approval of the variance request from the City’s Land Alteration Ordinance to allow grading of the entire site with the installation of the basic infrastructure. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. June 4, 2015 ITEM NO.: 21 NAME: REVISED FLOODPLAIN MANAGEMENT ORDINANCES REQUEST: APPROVAL OF ORDINANCE SOURCE: STAFF The current floodplain management ordinances were adopted in 2001. At the time the effective Flood Insurance Rate Maps (“FIRMs”) were adopted by the City of Little Rock, Arkansas. The City of Little Rock, Arkansas has been a part of the National Flood Insurance Program (“NFIP”) since about 1980. The FIRMs are periodically updated by the Federal Emergency Management Agency (“FEMA”) as conditions change or remapping requests are made. Around 2004, FEMA began a remapping study of Pulaski County under the Map Modernization Program. The proposed FIRMs are proposed to become effective in the City of Little Rock on July 6, 2015. The citizens have been provided several public comment periods on the proposed FIRMs and all comments have been sufficiently addressed by staff and FEMA. At the time the proposed FIRMs are adopted, FEMA also requires each partnering community to also adopt the latest FEMA prepared Floodplain Management Ordinance language. This ordinance language details the criteria for developing within the floodplain and the responsibility of the City of Little Rock, Arkansas to enforce the ordinance regulations. The proposed ordinance is very similar to the existing ordinance. The revised ordinance language regulates: floodplain/floodway areas; new and existing construction requirements; enforcement procedures of the regulations; and new FIRMs. The proposed ordinance is very similar to the current ordinance. The proposed ordinance does detail more development situations. The new FIRMs reflect restudies of Isom Creek and the Arkansas River in the City of Little Rock, Arkansas. The previous studies of Isom Creek and the Arkansas River were performed in the late 1970’s to early 1980’s. In addition on the new FIRMs, 2 ft elevation contours were used to redraw the floodplain and floodway lines on all creeks. The floodplain and floodway lines on the effective maps were drawn using 10 ft elevation contours. This revision increases the accuracy of the new FIRMs. Finally, the new FIRMs show levees which protect adjacent property from flooding. Not all the levees on the new FIRMs were recertified to provide protection. In the City of Little Rock, the Little Rock/Pulaski County Drainage District #2 levee near the Bill and Hillary Clinton National Airport was not recertified in accordance with FEMA requirements. Due to the Little Rock/Pulaski County Drainage District #2 levees not June 4, 2015 SUBDIVISION ITEM NO.: 21 (Cont.) 2 obtaining certification, the levee and the areas protected by the levee revert to the flooding condition as shown on the current effective FIRMs until final recertification is obtained. Refer to Attachment A for the Revised Floodplain Management Ordinance. STAFF RECOMMENDATION: Staff recommends approval of the ordinances. PLANNING COMMISSION ACTION: (JUNE 4, 2015) Staff presented the item providing the Commission with background information and the purpose of the ordinance. Staff stated the state and FEMA were requiring the City to adopt the ordinance to establish a flood damage prevention program for the City. Staff stated the ordinance before the Commission reflects the basic requirements and conditions required by FEMA to participate in their flood insurance program. Staff stated the City was being mandated by FEMA to adopt the ordinance. The City is not requesting additional or more stringent requirements. Staff stated there were municipalities which had gone above and beyond the basic FEMA requirements. Commissioner Bubbus questioned the ramifications on existing homes that are damaged or destroyed in the future and not constructed in conformance with the minimum requirements of the ordinance. Staff stated that new construction would be required to comply with the new ordinance standards. Commissioner Bubbus questioned once again if this was a mandate by FEMA to allow the City to continue to participate in the flood insurance program. Staff stated the adoption of the ordinance was a requirement by the State and FEMA to allow the City to continue to participate in the flood insurance program and for the citizens to obtain flood insurance. There was no further discussion. The Chair entertained a motion for approval of the item as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. (ATTACHMENT A) Chapter 13 — FLOODS Secs. 13- 1-- 13 -50. - Reserved. BE IT ENACTED BY THE CITY OF LITTLE ROCK ARKANSAS, AN ORDINANCE TO BE ENTITILED: "AN ORDINANCE PROVIDING FOR THE ESTABLISHEMENT OF A FLOOD DAMAGE PREVENTION PROGRAM FOR THE CITY OF LITTLE RUCK AND FOR OTHER PURPOSES." See. 13 -51. - Statutory authorization, findings of fact, purpose and methods. (a) Statutory Authorization. The Legislature of the State of Arkansas has in Ark. Code Ann. § 14 -268 -101 et seq., delegated the responsibility of local governmental units to adopt regulations to minimize flood losses. Therefore, the City of Little Rock, Arkansas, does hereby ordain as follows: (b) Findings of fact. (1) The Federal Emergency Management Agency (FEMA) has identified Special Flood Hazard Areas of the City of Little Rock in the current scientific and engineering report entitled "The Flood Insurance Study (FIS) for Pulaski County, Arkansas and incorporated areas," dated July 6th, 2015 with an effective Flood Insurance Rate Map (FIRM) dated July 6`h, 2015. (2) These Special Flood Hazard Areas are subject to periodic flooding events that result in loss of life and property, pose health and safety hazards, disrupt commerce and governmental services, and cause extraordinary public expenditures for flood protection and relief, all of which adversely affect the public health, safety and general welfare. (3) These periodic flooding events are exacerbated by the cumulative effect of floodplain developments which cause an increase in flood heights and velocities, and by the placement of inadequately elevated, inadequately floodproofed or otherwise unprotected structures or uses vulnerable to floods into Special Flood Hazard Areas. Such structures or uses are inherently hazardous to other lands because of their adverse impact on flooding events. (c) Statement of Purpose. The purpose of this ordinance is to promote the public health, afety and general welfare, to prevent adverse impacts from any floodplain development activities, and to minimize public and private losses due to flooding events in identified Special Flood Hazard Areas. This ordinance advances the stated purpose through provisions designed to: Page 1 of 30 (1) Protect natural floodplains against unwise development (2) Eliminate adverse impacts of necessary floodplain development (3) Minimize expenditure of public money for costly flood control projects; (4) Minimize the need for rescue and relief efforts associated with flooding and generally undertaken at the expense of the general public; (5) Minimize prolonged business interruptions due to flood events; (6) Minimize damage to public facilities and utilities such as water and gas mains, electric, telephone and sewer lines, streets and bridges located in Special Flood Hazard Areas floodplains; (7) Minimize future flood blight areas to help maintain a stable tax base; and (8) Provide for notice to potential buyers when property is in a Special Flood Hazard Area. (d) Lands to which this ordinance applies The ordinance shall apply to all Special Flood Hazard Areas within the jurisdiction of the City of Little Rock (e) Methods of reducing flood losses This ordinance uses the following methods to accomplish the stated purpose: (1) This ordinance restricts or prohibits structures or uses in Special Flood Hazard Areas that adversely impact health, safety or property during flooding events; (2) This ordinance requires protection against flood damage for structures or uses vulnerable to floods at the time of initial construction, or after substantial improvement of the structure, or after substantial damage has occurred; (3) This ordinance controls the alteration of natural floodplains, stream channels and natural protective barriers which are involved in the accommodation and transport of flood waters; (4) This ordinance controls floodplain development (structural development, placement of manufactured structures, clearing, grading, mining, drilling, dredging, placement of fill, excavating, watercourse alteration, drainage improvements, roadway or bridge construction, individual water or sewer installations and other activities) which may Page 2 of 30 increase flood damage by increasing flood elevations, flood water velocities, or flood discharge patterns; (5) This ordinance regulates the construction of flood barriers which unnaturally divert floodwaters or which may adversely impact other lands. (Ord. No. 18,556, § 1(Art. 1), 9 -4 -01; Ord. No. 18,603, 12 -4 -01) FLOOD DAMAGE PREVENTION CODE ADOPTED BY REFERENCE. There is hereby adopted by reference a "Flood Damage Prevention Code for the City of Little Rock, Arkansas," dated July 6, 2015. The code shall include: ARTICLE 1 DEFINITIONS ARTICLE 2 ADMINISTRATION ARTICLE 3 PROVISIONS FOR FLOOD HAZARD REDUCTION A copy of the referenced code shall be filed in the office of the office of Pulaski County Circuit Clerk and shall be available for inspection and copying by any person during normal office hours. (f) Abrogation and Greater Restrictions This ordinance does not repeal, abrogate, or impair any existing easements, covenants, or deed restrictions. Whenever there is a conflict or overlap between this ordinance and another ordinance, easement, covenant, or deed restriction, the instrument with the more stringent restrictions applies. (g) Interpretation In the interpretation and application of this ordinance, all provisions must: 1. Be considered as minimum requirements; 2. Be liberally construed in favor of the governing body; and 3. Be deemed to neither limit nor repeal any other powers granted under State statutes. (h) Warning and Disclaimer ofLiability The degree of flood protection required by this ordinance is considered reasonable for regulatory purposes. Documented scientific and engineering data form the basis for these requirements. On rare occasions, flooding events greater than those considered for this ordinance will occur. In addition, flood heights may increase over time due to man -made or natural causes. This ordinance does not imply that land outside Special Flood Hazard Areas will be free from flooding, nor that strict adherence to this ordinance protects uses permitted within Special Flood Hazard Areas from Page 3 of 30 all flood damages. This ordinance specifically does not create liability on the part of the community, nor any official or employee of the community, for any flood damages that result while strictly following this ordinance, or from any lawful administrative decision made under the provisions of this ordinance. (i) Compliance Constructing, locating, substantially altering or changing the use of any structure or land after the effective date of this ordinance requires full compliance with the provisions of this ordinance and all other applicable regulations. 0) .Penalty far Non - Compliance Flood hazards are reduced by compliance with the provisions of this code. Accordingly, enforcement of this ordinance discourages non- compliance and is a recognized mechanism for flood hazard reduction. The Floodplain Administrator must enforce the provisions of this ordinance and is authorized to 1. Issue cease and desist orders on non - compliant Foodplain development projects; 2. Issue citations for non - compliance; 3. Request that FEMA file a 1316 Action (Denial of Flood Insurance) against non- compliant properties; and 4. Take any other lawful action necessary to prevent or remedy any instance of non- compliance with the provisions of this ordinance. a. It is a misdemeanor to violate or fail to comply with any provision of this ordinance. b. Any person found, in a court of competent jurisdiction, guilty of violating this ordinance is subject to fines of not more than $500 per day for each violation; in addition the defendant is subject to payment of all associated court costs and costs involved in the case. (k) Severability If any court of competent jurisdiction finds that any section, clause, sentence, or phrase of this ordinance is invalid or unconstitutional, that finding in no way affects the validity of the remaining portions of this ordinance. (1) Emergency Clause It is hereby found and declared by the City of Little Rock that severe flooding has occurred in the past within its jurisdiction and will certainly occur within the future; that flooding is likely to result in infliction of serious personal injury or death, and is likely to result in substantial injury or destruction of property within its jurisdiction; in order to effectively comply with minimum standards for coverage cinder the National Flood Insurance Program; and in order to effectively remedy the situation described herein, it is necessary that this ordinance become effective immediately. Page 4 of 30 Therefore, an emergency is hereby declared to exist, and this ordinance, being necessary for the immediate preservation of the public peace, health and safety, shall be in full force and effect from and after its passage and approval. PASSED: .ATTEST: APPROVED: (Date) (City of County Clerk) CERTIFICATION (Local Official) 1, the undersigned, , do hereby certify that the above is a true and correct copy of an ordinance duly adopted by the (governing body) at a regular meeting duly convened on (community name) (date) (City or County Clerk) Sec. 13 -52. —Article 1 Definitions. of Unless specifically defined below, words or phrases used in this Code have their common usage meaning to give the most reasonable application to this Code. Additional definitions for floodplain management terms can be found at Part §59.1 of 44 CFR. "Alluvial fan flooding" means flooding occurring on the surface of an alluvial fan or similar landform which originates at the apex and is characterized by high - velocity flows; active processes of erosion, sediment transport, and deposition; and unpredictable flow path. "Apex " means a point on an alluvial fan or similar landform below which the flow path of the major stream that formed the fan becomes unpredictable and alluvial fan flooding can occur. "Area ofshallow flooding" means a designated A©, AH, or VO zone on a community's flood insurance rate map (FIRM) with a one (1) percent chance or greater annual chance of flooding to an average depth of one (1) to three (3) feet where a clearly defined channel does not exist, where the path of flooding is unpredictable and where velocity flow may be evident. Such flooding is characterized by pending or sheet flow. "Area ofspecial flood hazard" is the land in the floodplain within a community subject to a one (1) percent or greater chance of flooding in any given year. The area may be designated as Zone Page 5 of 30 [A] on the flood hazard boundary map (FHBM). After detailed ratemaking has been completed in preparation for publication of the FIRM, Zone A usually is refined into Zones A, AE, AH, AO, A1, 99, VQ, V1 -30, VE or V. "44 CFR " (Emergency Management and Assistance — National Flood Insurance Program Regulations) Parts 59 -75 contain Federal regulations upon which local floodplain managements are based "44 CFR § 65.12 " — contains the section of the Federal regulations which involves revision of flood insurance rate maps to reflect base flood elevations caused by proposed encroachments. "100 year flood " is any flood with a 1% chance of occurring in any given year. The term is misleading, because of its statistical derivation. A "100 -year flood" may occur many times in any given 100 -year period, or it may not occur at all in 140 years. "500 year flood " is any flood with a 0.2 % chance of occurring in any given year. As with the 100 -year flood, this term is also misleading, because of its statistical derivation. A "500 -year flood" may occur many times in any given 500 -year period, or it may not occur at all in 500 years. "Accessory Structures" are structures which are on the same parcel of property as the principle structure and the use of which is incidental to the use of the principle structure (such as garages and storage sheds). "Adverse impact" means any negative or harmful effect. "AE or AI -30 Risk Zones" are special flood hazard areas where detailed studies have determined base flood elevations. AE has replaced Al -30 in newer flood snaps. "AH Risk Zones" are special flood hazard areas characterized by shallow flooding with ponding effects (where floodwaters accumulate in depressions and linger until absorbed or evaporated). "A0 Risk Zones " are special flood hazard areas characterized by shallow flooding with sheet flow (where floodwaters flow in a broad, shallow sheet rather than through a narrow channel). "A Risk Zones " are special flood hazard areas without detailed studies, where base flood elevations have not been determined. "Appeal Board" means a person or persons specifically designated to render decisions on variance applications and floodplain management complaints. "Automatic" entry and exit of floodwaters means that the water must be able to enter and exit with no intervening action from a person. "Base flood " is the flood profile used as the basis for the NFIP regulations. The Federal government has selected the 1% chance flood as the base flood. Page 6 of 30 "Basement " is any enclosed area that is below grade on all sides. "BFE" is the acronym for Base Flood Elevation. "Buoyancy" is the upward force exerted by water. Buoyancy can cause underground tanks to float free and can lift structures off foundations. "Critical feature" means an integral and readily identifiable part of a flood protection system, without which the flood protection provided by the entire system would be compromised. "Certificates of Compliance " are formal documents issued by floodplain administrators certifying that completed projects comply with the requirements of the local Code.. "CFR" is the acronym for the Code of Federal Regulations. The Code of Federal Regulations is the codification of the general and permanent rules published in the Federal Register by the executive departments and agencies of the Federal Government. It is divided into 50 titles that represent broad areas subject to Federal regulation. The Federal regulations pertaining to the national Flood Insurance Program are found in title 44, Emergency Management and Assistance. "Clearing" is the act of cutting timber or shrubs from an area "Commercial business park" is typically an area of offices or light industrial usage, although retail, service, or industrial usage is sometimes included in supporting roles. For example, a commercial business park of office complexes may also include restaurants which service these offices. "Concrete deadman anchors " are heavy steel rods embedded in buried sections of concrete, used to secure items in place under tension. "Covenant " is a clause in a contract that requires one party to do, or refrain from doing, certain things. A covenant frequently appears as a restriction that a lender imposes on a borrower. "Crawlsgace " is a type of structural foundation where the space beneath the lowest floor is typically not deep enough to allow a person to stand and not all four walls are below grade. "Critical Facilities" include; Governmental facilities that are considered essential for the delivery of critical services and crisis management (such as data and communication centers and key governmental complexes); facilities that are essential for the health and welfare of the whole population (such as hospitals, prisons, police and fire stations, emergency operations centers, evacuation shelters and schools); mass transportation facilities (such as airports, bus terminals, train terminals); lifeline utility systems (including potable water, wastewater, oil, natural gas, electric power and communications systems); high potential loss facilities (such as nuclear power plants or military installations); hazardous material facilities (such as industrial facilities housing or manufacturing or disposing of corrosives, explosives, flammable materials, radioactive materials and toxins. Page 7 of 30 "D Zones" areas in which the flood hazard has not been determined, but may be possible "Deed restriction" refers to a clause in a deed that limits the future uses of the property in some respect. Deed restrictions may impose a vast variety of limitations and conditions, for example, they may limit the density of buildings, dictate the types of structures that can be erected, prevent buildings from being used for specific purposes or even from being used at all.. "Development" means any man -made change to improved or unimproved real estate. It includes, but not limited to, construction, reconstruction, or placement of a building, or any addition or substantial improvements to a building. "Development" also includes the installation of a manufactured home on a site, preparing a site for a manufactured home, or installing/parking a travel trailer. The installation of utilities, construction of roads, bridges, culverts or similar projects are also "developments." Construction or erection of levees, dams, walls, or fences, drilling, mining, filling, dredging, grading, excavating, paving, or other alterations of the ground surface are "developments." Storage of materials including the placement of gas and liquid storage tanks are "developments, " as are channel modifications or any other activity that might change the direction, height, or velocity of flood or surface waters. "Development" will normally not include maintenance of existing drainage ditches, gardening, plowing, planting, harvesting of crops, or similar practices that do not involve filling, grading, or construction of levees. "Development Permit " refers to the permit required for placing a "development" in the floodplain. "Easements" are rights or permissions held by one person to make specific, limited use of land owned by another person. "Elevated building" means a nonbasement building (i) built, in the case of a building in Zones A 1 -30, AE, A, A99, AU, AH, B, C, X, and D, to have the top of the elevated floor, or in the case of a building in Zones V 1 -30, VE, or V, to have the bottom of the lowest horizontal structure member of the elevated floor elevated above the ground level by means of pilings, columns (posts and piers), or shear walls parallel to the floor of the water and (ii) adequately anchored so as not to impair the structural integrity of the building during a flood of up to the magnitude of the base flood. In the case of Zones Al -30, AE, A, A99, AO, AH, B, C, X, and D, "elevated building" also includes a building elevated by means of fill or solid foundation perimeter walls with openings sufficient to facilitate the unimpeded movement of floodwaters. In the case of zones Al -30, VE, or V, "elevated building" also includes a building otherwise meeting the definition of "elevated building," even though the lower area is enclosed by means of breakaway walls if the breakaway walls met the standards of Section 60.3(e )(5) of the National Flood Insurance Program regulations. "Elevation Certificate " refers to FEMA form 81 -31, which for the purposes of this Code must be properly completed by a Professional Engineer, Surveyor or Architect licensed to practice in the State of Arkansas. "Erosion " is the process of soil removal by moving water. Page 8 of 30 "Existing construction" means for the purposes of determining rates, structures for which the "start of construction" commenced before the effective date of the FIRM or before January 1, 1975, for FIRMS effective before that date. "Existing construction" may also be referred to as "existing structures." „Existing Structure" means, for floodplain management purposes, a structure which is in place before any reconstruction, rehabilitation, addition, or other improvement takes place. "Existing manufactured home park or subdivision " means a manufactured home park or subdivision for which the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including, at a minimum, the installation of utilities, the construction of streets, and either final site grading or the pour of concrete pads) is completed before the effective date of the floodplain management regulations adopted by a community. "Expansion to an existing manufactured home park or subdivision " means the preparation of additional sites by the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads). "Federal Emergency Management Agency ", or FEMA, is the Federal agency responsible for administering the National Flood Insurance Program. "FEMA " is the acronym for the Federal Emergency Management Agency. "Fill" refers to the placement of natural sand, dirt, soil, rock, concrete, cement, brick or similar material at a specified location to bring the ground surface up to a desired elevation. "FIRM" is the acronym for Flood Insurance bate Map. "Flood Fringe " refers to the portion of the 100 -year floodplain which is outside the floodway (See definition of floodway below.) "Flood Insurance Rate Map" (or "FIRM ") refers to the official flood map of a community on which FEMA has categorized Special Flood Hazard Areas into risk premium zones. "Flood Insurance Study" (or "FIS ") is the official report provided by FEMA. It contains flood profiles, floodway tables, engineering methods, and other descriptive and technical data. "Flooding events " are general or temporary conditions of partial or complete inundation of normally dry land areas from the overflow of inland or tidal waters, or from the unusual and rapid accumulation or runoff of surface waters from any source. "Floodplain" refers to any land area susceptible to inundation by floodwaters from any source. For the purposes of this Code, floodplain refers to the land area susceptible to being inundated by the base flood. Page 9 of 30 "Floodplain Administrator" refers to the community official designated in the local Flood Damage Prevention Code as responsible for the Code's administration. "Floodplain Development .Permit" is a permit issued by the local Floodplain Administrator and is required before beginning any development in an area designated as a Special Flood Hazard Area on the community's FIRM. "Floodplain management" means the operation of an overall program of corrective and preventative measures for reducing flood damage including but not limited to emergency preparedness plans, flood control works and floodplain management regulations. "Floodplain management regulations " means zoning ordinances, subdivision regulations, building codes, health regulations, special purpose ordinances (such as a floodplain ordinance, grading ordinances and erosion control ordinance) and other applications of police power. The term describes such state or local regulations, in any combination thereof which provide standards for the purpose of flood damage prevention and reduction. "Flood protection system " means those physical structural works for which funds have been authorized, appropriated, and expended and which have been constructed specifically to modify flooding in order to reduce the extent of the areas within a community subject to a "special flood hazard" and the extent of the depths of associated flooding. Such a system typically includes hurricane tidal barriers, dams, reservoirs, levees or dikes. These specialized flood modifying works are those constructed in conformance with sound engineering standards. "Floodproofing" is a combination of structural and nonstructural additions, changes, or adjustments to structures that reduce or eliminate the risk of flood damage. "Floodproofing Certificate" refers to FEMA form 81 -55, which for the purposes of this Cade must be properly completed by a Professional Engineer or Architect licensed to practice in the State of Arkansas. "Floodway" or "Regulatory Floodway" refers to a stream channel and the land to either side of the stream channel that must remain undeveloped and open in order to allow floodwaters to pass without increasing the base flood elevation more than a designated height. For the purposes of this Code, the height is one foot (1 ft.). Severe restrictions or prohibitions are imposed on development within the floodway. "Flow- through openings" are openings specifically designed to allow floodwaters to flow into and out of enclosed spaces, minimizing the danger of foundation or wall collapse from lateral hydrostatic pressure. "Functionally dependent use " means a use which cannot perform its intended purpose unless it is located or carried out in close proximity to water. The term includes only docking facilities, port facilities that are necessary for the loading and unloading of cargo or passengers, and ship building and ship repair facilities, but does not include long -term storage or related manufacturing facilities. "Grade" means the surface of the ground. Page 10 of 30 "Grading" means to smooth the surface of the ground, typically with heavy construction equipment. "Highest Adjacent Grade " (HAG) means the highest natural elevation of the ground surface prior to construction next to the proposed walls of a structure. "Historic structure " means any structure that is: (1) Listed individually in the National Register of Historic places (a listing maintained by the Department of Interior) or preliminarily determined by the Secretary of the Interior as meeting the requirements for individual listing on the National Register; (2) Certified or preliminarily determined by the Secretary of the Interior as contributing to the historical significance of a registered historic district or a district preliminarily determined by the Secretary to qualify as a registered historic district; (3) Individually listed on a state inventory of historic places in states with historic preservation programs which have been approved by the Secretary of the Interior; or (4) Individually listed on a local inventory or historic places in communities with historic preservation programs that have been certified either; a. By an approved state program as determined by the Secretary of the Interior; or b. Directly by the Secretary of the Interior in states without approved programs. "Hydrodynamic farces" are the forces and stresses associated with moving water, including impacts from objects carried in the water. "Hydrostatic flood forces " are the forces and stresses associated with standing floodwaters. "Lacustrine Flooding" is flooding associated with a lake. "Lateral forces" are the horizontal hydrostatic forces associated with standing water. Water exerts an equal force in all directions, and as little as three feet of standing water can generate sufficient lateral force to collapse a foundation or wall. "Levee " means a man -made structure, usually an earthen embankment, designed and constructed in accordance with sound engineering practices to contain, control, or divert the flow of water so as to provide protection from temporary flooding. "Levee system " means a flood protection system which consists of a levee, or levees, and associated structures, such as closure and drainage devices, which are constructed and operated in accordance with sound engineering practices. Page I I of 30 "Lowest floor" refers to the lowest floor of the lowest enclosed area (including, Basement). For a typical slab -on -grade construction, the lowest floor is the tap of the first floor of the structure. For a typical basement foundation construction, the elevation of the lowest floor is the top of the basement floor. For a typical crawlspace foundation construction, the elevation of the lowest floor is the top of the first floor of the structure. For a typical split -level construction, the elevation of the lowest floor is the top of the first living area floor. For a manufactured home installation, the elevation of the lowest floor will be the bottom of the lowest 1 -Beam. The garage floor and crawlspaces are not the lowest floor as long as there are no living areas in the garage and it is used solely for storage, parking vehicle and entry to the structure, provided that such enclosure is not built so as to render the structure in violation of the applicable non - elevation design requirements of Section 60.3 of the National Flood Insurance regulations. "Manufactured home " means a structure transportable in one (1) or more sections, which is built on a permanent chassis and is designed for use with or without a permanent foundation when connected to the required utilities. The team "manufactured home" does not include a "recreational vehicle ". "Manufactured home park or subdivision " means a parcel (or contiguous parcels) of land divided into two (2) or more manufactured home lots for rent or sale. "Mean sea level" means, for purposes of the National Flood Insurance Program, the National Geodetic Vertical Datum (NGVD) of 1929 or other datum, to which base flood elevations shown on a community's flood insurance rate map are referenced. "Mixed Use Structures" are structures with both a business and a residential component, but where the area used for business is less than 50% of the total floor area of the structure. "New Construction" means, for floodplain management purposes, structures for which the "start of construction" commenced on or after the date of a floodplain management regulation adopted by a community and includes any subsequent improvements to such structures. "New manufactured home park or subdivision" means a manufactured home park or subdivision for which the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including as a minimum, the installation of utilities, the construction of streets and either final site grading or the pouring of concrete pads) is completed on or after the effective date of floodplain management regulations adopted by a community. "No Adverse Impact principle" is a principle of restricting or prohibiting land development that does harm or "adversely affects" someone else's property or land. "Nonresidential Structures" are structures used only for commercial or public purposes, such as businesses, schools, churches, etc... "No -Rise Certificates " are formal certifications signed and stamped by a Professional Engineer licensed to practice in the State of Arkansas, demonstrating through hydrologic and hydraulic Page 12 of 30 analyses performed in accordance with standard engineering practice that a proposed development will not result in any increase in flood levels within the community during the occurrence of a base flood event. "Piers" are columns of masonry or other structural material (commonly cement blocks stacked up to support a manufactured home), usually rectangular, used to support other structural members. For the purpose of this ordinance, piers must be permanent in nature. "Pilings" are steel tubes driven to rock or a suitable soil bearing layer and connected to the foundation of a structure. "Ponding" is a flooding effect where floodwaters accumulate in shallow depressions and linger until absorbed or evaporated. "Recreational vehicle " means a vehicle which is (i) built on a single chassis; (ii) four hundred (400) square feet or less when measured at the largest horizontal projections; (iii) designed to be self - propelled or permanently towable by a light duty truck; and (iv) designed primarily not for use as a permanent dwelling but as temporary living quarters for recreations, camping, travel, or seasonal use. "Risk Zones" categorize special flood hazard areas into groupings by the specific risk of flooding. Zones A, AE or Al -30, AO, and AH are Special Flood Hazard Areas. See "X Risk Zones" in this section. "Riverine flooding" is flooding associated with a river or stream channel. "RV" is the acronym for recreational vehicle. "Screw augers " are any type of anchor that twists into the soil, typically to a depth of feet or more, They are not suitable for securing manufactured homes against floodwaters because saturated grounds often soften and fail to hold the anchor in place. "Section 404 Wetlands Permit" is a permit required under Section 404 of the Clean Water Act for the discharge of dredged and fill material into any surface water of the United States. The US Army Corps of Engineers issues Section 404 permits. "SFHA " is the acronym for Special Flood. Hazard Area. "Shallow flooding" means a depth of less than 3 feet. "Slab anchors " are anchors where the hook of the anchor is wrapped around a horizontal rebar in the slab before the concrete is poured. "Special flood hazard areas" are geographical areas identified on FEMA flood maps as being at- risk for flooding. The maps further categorize these areas into various flood risk zones A, AE or Al -30, AH, and AO. Page 13 of 30 "Start of construction" includes substantial improvement and means the date the building permit was issued, provided the actual start of construction, repair, reconstruction, rehabilitation, addition placement, or other improvement was within 180 days of the permit date. The actual start means either the first placement of permanent construction of a structure on a site, such as the pouring of slab or footings, the installation of piles, the construction of columns, or any work beyond the stage of excavation; or the placement of a manufactured home on a foundation. Permanent construction does not include land preparation, such as clearing, grading and filling; nor does it include the installation of streets and/or walkways; nor does it include excavation for basement, footings, piers or foundations or the erection of temporary forms; nor does it include the installation on the property of accessory buildings, such as garages or sheds not occupied as dwelling units or not part of the main structure. For a substantial improvement, the actual start of construction means the first alteration of any wall, ceiling, floor, or other structural part of a building, whether or not that alteration affects the external dimensions of the building. "State Coordinating Agency" is the agency that acts as a liaison between FEMA and a community for the purposes of floodplain management. The Arkansas Natural Resources Commission is the State Coordinating Agency for Arkansas. "Stream channels " are depressed natural pathways through which water of any quantity routinely flows. "Structural development " is a development that includes the placement or construction of a structure. "Structure " means for floodplain management purposes a walled and roofed building, including a gas or liquid storage tank, which is principally above ground, as well as a manufactured home. "Substantial damage " is damage of any origin where the cost to restore a structure to its original undamaged state would equal or exceed 50% of the market value of the structure before any damage occurred. In determining whether substantial damage has occurred, estimators must use standard contractor and materials costs. There are no exceptions for homeowners who make their own repairs or for discounted or free raw materials. "Substantial improvement" is any reconstruction, remodeling, addition or improvement to a structure with a cost equaling or exceeding 50% of the market value of the structure before any improvement. Improvements to correct identified violations of local health, sanitary or safety Codes are not substantial improvements, regardless of the cost, as long as they are the minimum improvement necessary to bring the structure up to Code. Alterations to historical structures are also exempted, as long as the improvement does not affect the structure's official status of "historical structure." "Uses vulnerable to floods " are simply any land or structural uses that may be negatively affected by a flood. " Variance " is a formal, written permission from the Appeals Board to construct or develop in a way that is inconsistent with the requirements of this Code. The variance only deals with this Page 14 of 30 Code -- the Appeals Board has no authority to waive any other governmental requirement, and has no say in the cost of flood insurance. "Violation" means the failure of a structure or other development to be fully compliant with the community's floodplain management regulations. A structure or other development without the elevation certificate, other certifications, or other evidence of compliance required in this code Section 603(b)(5), (c)(4), (c)(10), (d)(3), (e)(2), (e)(4), or (e)(5) [of the National Flood Insurance Program regulations] is presumed to be in violation until such time as that documentation is provided. "Water surface elevation " means the height, in relation to the National Geodetic Vertical Datum (NGVD) of 1929 (or other datum, where specified), of floods of various magnitudes and frequencies in the floodplains of coastal or riverine areas. "X Risk Zones " are a special group of insurance ri sk zones. One type, shown as non - shaded areas on FEMA issued flood maps, indicates a zone where flooding is not expected to occur. The second type, shown as shaded areas of FEMA flood maps, indicates a flood hazard area that is expected to be affected by the 500 -year flood, but not by the 100 -year base flood. (Ord. No. 18,556, § I(Art. 2), 9 -4 -01) (Ord. No. 18,556, § I (Art. 3), 9 -4 -01) Article 2. •- ADMINISTRATION Sec. 13 -53. - Designation of the Floodplain Administrator. The Mayor of the City of Little Rock, or his designee, is hereby appointed the Floodplain Administrator. (Ord. No. 18,556, § 1(Art. 4, § A), 9 -4 -01) Sec. 13 -54. - Duties and Responsibilities of the Floodplain Administrator. (a) Obtain accreditation each year as required by A.C.A. §14 -268 -106 through the State Coordinating Agency, which is the Arkansas Natural Resources Commission. (b) Administer and implement the provisions of this Code and other appropriate sections of 44 CFR (Emergency Management and Assistance - National Flood Insurance Program Regulations) as they pertain to floodplain management (c) Review applications for Floodplain Development Permits to: Page 15 of 30 1) Evaluate proposed projects for reasonable safety from flooding; 2) Evaluate proposed projects for conformance with No Adverse Impact principles; 3) Ensure that all other permits necessary (including Section 4014 Wetlands Permits as required by the Federal Water Pollution Control Act Amendments of 1972, 33 C.S.C. 1334) for proposed projects are obtained from the appropriate government agency prior to issuing a Floodplain Development Permit; and 4) Ensure that proposed projects conform to the applicable provisions of this Code. (d) Approve or deny applications for Floodplain Development Permits on the basis of: 1) The proposed development's compliance or non - compliance with the provisions of this Code; 2) The expected flood elevation, flood water velocity, flood duration, rate of rise and sediment transport of the floodwaters expected at the proposed development site; 3) The proposed development's potential to adversely impact life and property by changing flooding patterns, changing erosion rates, or being swept onto other lands by flood waters; 4) The proposed development's susceptibility to flood damage; S) The proposed development's compatibility with existing and planned community development; 6) The proposed development's accessibility by ordinary and emergency vehicles during flooding events; 7) The anticipated costs of providing governmental services to the proposed development during and after flooding events, including maintenance and repair of streets, bridges, facilities and public utilities such as sewer, gas, electrical and water systems; 8) The proposed development's functionally dependent use; 9) The availability of alternative locations, not subject to flooding or erosion damage, for the proposed development; and 10) The relationship of the proposed use to the comprehensive plan for that area. (e) Interpret the exact location of the boundaries of Special Flood Hazard Areas whenever a mapped boundary appears to be different from actual field conditions. (The sole purpose of Page 16 of 30 this interpretation is to determinate the applicability of the provisions of this Code to the proposed project.) (f) Notify adjacent communities and the State Coordinating Agency, which is the Arkansas Natural Resources Commission, a minimum of 60 days prior to any alteration or relocation of a watercourse, and submit evidence of all such notifications to FEMA. (g) Ensure that the flood carrying capacity within an altered or relocated portion of a watercourse is not diminished, and that the alteration or relocation does not adversely impact any other lands. (h) Obtain, review and reasonably utilize, whenever the current Flood Insurance Study or current Flood Insurance Rate Map does not provide base flood elevation data, any base flood elevation data and floodway data available from any Federal, State or other source. The Floodplain Administrator may obtain such data by requiring the applicant to submit it in conjunction with a Floodplain Development Permit application. (The sole use of this data is the administration of the provisions of this Code.) (i) Inspect Foodplain developments as necessary to ensure construction is in accordance with the application data that formed the basis for the decision to issue the Floodplain Development Permit. 0) Issue Certificates of Compliance. (k) Maintain all records and documents pertaining to this Code for public inspection. (Ord. No. 18,556, § I(Art. 4, § B), 9 -4 -01) Sec. 13 -55. — Establishment of Development Permit A Floodplain Development Permit is required for all structural development, placement of manufactured structures, clearing, grading, mining, drilling, dredging, placement of fill, excavating, watercourse alteration, drainage improvements, roadway or bridge construction, individual water or sewer installations or any other development in a Special Flood Hazard Area to ensure conformance with the provisions of this Code. See. 13 -56. — Permit Procedures (a) Application for a Floodplain Development Permit shall be presented to the Floodplain Administrator on forms furnished by him/her and may include, but not be limited to, plans in duplicate drawn to scale showing the location, dimensions, and elevation of proposed landscape alterations, existing and proposed structures, including the placement of manufactured homes, and the location of the foregoing in relation to areas of special flood hazard. Page 17 of 30 (b) The documentation required with each Application for a Floodplain Development Permit, and the specific provisions of this Code applicable to the proposed development, are dependent upon the type of development proposed and the Risk Zone of the proposed development site.. Article 3, Section 13 -59 contains standards for all developments in all Risk Zones. Article 3, Section 13 -60 contains standards for specific development types in specific Risk Zones. (c) The decision of the Floodplain Administrator to approve or deny issuance of a Floodplain Development Permit is subject to appeal to the designated Appeal Board. Within the City of Little Rock, Arkansas the designated Appeal Board is the Board of Directors Sec. 13 -57. - Variance procedures. (a) Applicants must submit petitions for variances directly to the Appeal Board (Section 13 -58). (b)Variances may only be issued: I) if showing a good and sufficient cause; 2) granting of the variance will not result in any adverse impact upon other lands; 3) if granting of the variance will not result in any additional threats to public safety; 4) if granting of the variance will not result in extraordinary public expense; 5) if granting of the variance does not create a nuisance, cause fraud on or victimization of the public, or conflict with existing laws or ordinances; 6) if granting of the variance will not result in increased flood heights or an increase in expected flood velocities; 7) if the requested variance is the minimum necessary, considering the flood hazards, to afford the necessary relief; and 8) upon determination that the requested variance is necessary to avoid an extraordinary hardship to the applicant. (c) Variances may not be issued for developments inside a regulatory floodway unless 1) all requirements of 44 CFR §65.12 are first met; or 2) the following requirements are met: Page 18 of 30 a. a No -Rise Certificate signed and sealed by a Professional Engineer licensed to practice in the State of Arkansas is submitted to document that no increase in the base flood elevation would result from granting a variance for the proposed development; b. protective measures are employed to minimize damages during flooding events; and c. the variance does not result in any adverse impact to other lands. (d) Examples of developments for which variance petitions may be appropriate include but are not limited to 1) the new construction of, or substantial improvement to, a structure on a lot of 112 acre or less in size that is surrounded by contiguous lots with existing structures constructed below the base flood elevation; 2) for the reconstruction, rehabilitation or restoration of an historical structure, provided that: 1. the proposed repair or rehabilitation will not preclude the structure's continued designation as a historic structure; and 2. the variance is the minimum necessary to preserve the historic character and design of the structure. b) the new construction of, substantial improvement to, or other development necessary to conduct a functionally dependent use, provided that: 1, the criteria outlined in Article 2, Section 13 -57, (c) and (d) and Article 2, Section 13 -58 are met, and 2. the structure or other development is protected by methods that minimize flood damages during the base flood and create no additional threats to public safety. Sec. 13 -58 —Appeal Board (a) Within the City of Little Rock, Arkansas the Board of Directors is the designated Appeal Board. (b) The Appeal Board will consider an appeal only with allegations of an error in any requirement, decision, or determination made by the Floodplain Administrator in the enforcement or administration of this Code. (c) Upon consideration of the factors noted in Article 2, Sections 13 -57 and 13 -58, and the intent of this ordinance, the Appeal Board may attach such conditions to the granting . of variances as it deems necessary to further the purpose and objectives of this ordinance. Page 19 of 30 (d) Appeal Board decisions are binding only upon the requirements of this Code, and have no bearing on the decision of any lending institution to require the purchase of flood insurance or on the rate determination of such insurance. (e) Any time the Appeal Board issues a variance, it trust provide the applicant with a formal written warning of an increased risk of flood damage due to removal of restrictions designed to lessen such risks. The notice must also warn of a corresponding increase in the cost of flood insurance, since the cost of such insurance will be commensurate with the increased risk. (f) Aggrieved parties may appeal any decision of the Appeal Board to a court of competent jurisdiction. ARTICLE 3. - PROVISIONS FOR FLOOD HAZARD REDUCTION Sec. 13 -59. - General standards, The following standards apply to all developments in Special Flood Hazard Areas, regardless of the type of proposed development or the Risk Zone of the proposed site. (a) All new construction or substantial improvements shall be designed (or modified) and adequately anchored to prevent flotation, collapse or lateral movement of the structure resulting from hydrodynamic and hydrostatic loads, including the effects of buoyancy; (b) All new construction or substantial improvements shall be constructed by methods and practices that minimize flood damage; (c) All new construction or substantial improvements shall be constructed with materials resistant to flood damage; (d) All critical facilities constructed or substantially improved in Special Flood Hazard Areas (SFHA) must be constructed or modified to exceed 500 -year flood protection standards or located outside the SFHA. (e) The placement or construction of all new structures must be in full compliance with the provisions of this Code (f) For the purposes of this Code, all mixed -use structures are subject to the more stringent requirements of residential structures. (g) A substantial improvement or substantial damage to an existing structure triggers a requirement to bring the entire structure into full compliance with the provisions of this Page 20 of 30 Code. The existing structure, as well as any reconstruction, rehabilitation, addition, or other improvement, must meet the standards of new construction in this Code. (h) Any improvement to an existing structure that is less than a substantial improvement requires the improvement, but not the existing structure, to be in full compliance with the provisions of this Code. (i) All manufactured homes to be placed within a Special Flood Hazard Area on a community's FIRM shall be installed using methods and practices which minimize flood damage. For the purposes of this requirement, manufactured homes must be elevated and anchored to resist flotation, collapse, or lateral movement. Methods of anchoring may include, but are not limited to, use of over - the -top or frame ties to ground anchors. This requirement is in addition to applicable State and local anchoring requirements for resisting wind forces. Screw augers or expanding anchors will not satisfy the requirement of this provision. 0) The design or location of electrical, heating, ventilation, plumbing, and air conditioning equipment for new structures, or for any improvements to an existing structure, must prevent water from entering or accumulating within the components during base flood events. (lt) The design of All new and replacement water supply systems shall be designed to minimize or eliminate infiltration of floodwaters into the system; (1) The design of New and replacement sanitary sewage systems shall be designed to minimize or eliminate infiltration of flood waters into the system and discharge from the systems into flood waters; and (m) The placement of On -site waste disposal systems shall be located to avoid impairment to them or contamination from them during flooding. (n) Construction of basement foundations in any Special Flood Hazard Area is prohibited. (o) New construction and substantial improvements, with fully enclosed areas (such as garages and crawlspaces) below the lowest floor that are usable solely for parking of vehicles, building access or storage in an area other than a basement and which are below the base flood elevation shall be designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of floodwaters. Designs for meeting this requirement must either be certified by a registered professional engineer or architect or meet or exceed the following minimum criteria. (1) A minimum of two openings on separate walls having a total net area of not less than 1 square inch for every square foot of enclosed area subject to flooding shall be provided. Page 21 of 30 (2) The bottom of all openings shall be no higher than 1 foot above grade. (3) Openings may be equipped with screens, louvers, valves, or other coverings or devices provided that they permit the automatic entry and exit of floodwaters. (p) The placement of recreational vehicles (RV) in Special Flood Hazard Areas must either (1) be temporary, as demonstrated by the RV being fully licensed, being on wheels or a jacking system, attached to the site only by quick disconnect type utilities and security devices, having no permanently attached additions, and being immobile for no more than 180 consecutive days; or else (2) meet all provisions of this Code applicable to manufactured home structures. (q) All proposals for the development of a residential subdivision, commercial business park or manufactured home park/subdivision must have public utilities and facilities such as sewer, gas, electrical and water systems located and constructed to minimize or eliminate flood damage. (r) All proposals for the development of a residential subdivision, commercial business park or a manufactured home park/subdivision must include an adequate drainage plan to reduce exposure to flood hazards. (s) All proposals for the development of a commercial business park or a manufactured home park/subdivision must include an adequate evacuation plan for the escape of citizens from affected nonresidential structures during flooding events. (Ord. No. 18,556, § 1(Art. 5, § A), 9 -4 -01) See. 13 -60. — Risk Zone Specific Standards. In addition to the General Standards, the following standards apply to specific development types in specific Risk Zones. Risk Zones listed in the Code that do not appear on the current FIRM are not applicable. (1) In AE or A 1 -30 Risk Zones: Special Flood Hazard Areas with base floods determined a) For Residential Structures in Zone AE or Al -30: 1. For all new residential structures, the top surface of the lowest floor must have an elevation at least 1 foot or more above the published BFE. This elevation must be documented on an Elevation Certificate properly completed by a Page 22 of 30 Professional Engineer, Surveyor or Architect licensed to practice in the State of Arkansas. 2. For all substantial improvements or substantial damage to existing residential structures, the entire structure becomes subject to the requirements of a new residential structure. 3. For any reconstruction, rehabilitation, addition, or other improvement to an existing residential structure that is less than a substantial improvement, only the improved area, but not the entire structure, becomes subject to the requirements of a new residential structure. b) For Nonresidential Structures in Zone AE or A 1 -30: I. All new commercial, industrial or other nonresidential structures must either: a. have the lowest floor (including basement) elevated at least l foot or more above the base flood level or b. be floodproofed such that, together with attendant utility and sanitary facilities, be designed so that below an elevation of at leastl foot or more above the base flood level the structure is watertight with walls substantially impermeable to the passage of water and with structural components having the capability of resisting hydrostatic and hydrodynamic loads and effects of buoyancy. c. A registered professional engineer or architect shall develop and/or review structural design, specifications, and plans for the construction, and shall certify on a Floodproofing Certificate that the design and methods of construction are in accordance with accepted standards of practice as outlined in this subsection. A record of such certification which includes the specific elevation (in relation to mean sea level) to which such structures are floodproofed shall be maintained by the Floodplain Administrator. 2. For all substantial improvements or substantial damage to existing commercial, industrial or other nonresidential structures the entire structure becomes subject to the requirements of a new nonresidential structure. 3. For any reconstruction, rehabilitation, addition, or other improvement to an existing nonresidential structure that is less than a substantial improvement, only the improved area, but not the entire structure, becomes subject to the requirements of a new nonresidential structure. c) For Manufactured Homes in Zone AE or Al -30: 1. All manufactured homes that are placed or substantially improved on sites: Page 23 of 30 a. outside of a manufactured home park or subdivision, . b. in a new manufactured home park or subdivision, c. in an expansion to an existing manufactured home park or subdivision, or d. in an existing manufactured home park or subdivision on which a manufactured home has incurred "substantial damage" as a result of a flood, be elevated on a permanent foundation such that the lowest floor of the manufactured home is elevated at least 1 foot or more above the base flood elevation and be securely anchored to an adequately anchored foundation system to resist flotation, collapse, and lateral movement. 2. Require that manufactured homes be placed or substantially improved on sites in an existing manufactured home park or subdivision on the community's FIRM that are not subject to the provisions of paragraph (1.) of this section be elevated so that either: a. the lowest floor of the manufactured home is at least 1 foot or more above the base flood elevation, or b. the manufactured home chassis is supported by reinforced piers or other foundation elements of at least equivalent strength that are no less than 36 inches in height above grade and be securely anchored to an adequately anchored foundation system to resist flotation, collapse, and lateral movement. 3. For all substantial improvements or substantial damage to existing manufactured home, the entire structure becomes subject to the requirements of a new manufactured home. 4. For any reconstruction, rehabilitation, addition, or other improvement to an existing manufactured home that is less than a substantial improvement, only the improved area, but not the entire structure, becomes subject to the requirements of a new manufactured home. d) When a regulatory floodway has not been designated, the Floodplain Administrator must require that no new construction, substantial improvements, or other development (including fill) shall be permitted within Zones Al -30 and AE on the community's FIRM, unless it is demonstrated that the cumulative effect of the proposed development, when combined with all other existing and anticipated development, will not increase the water surface elevation of the base flood more than one foot at any point within the community. Page 24 of 30 (2) Floodways High risk areas of stream channel and adjacent floodplain a) Developments in regulatory floodways are prohibited, unless A No -Rise Certificate, signed and stamped by a Professional Engineer licensed to practice in the State of Arkansas, is submitted to demonstrate through hydrologic and hydraulic analyses performed in accordance with standard engineering practice that the proposed development would not result in any increase in flood levels within the community during the occurrence of a base flood event; or 2. All requirements of 44 CFR §65.12 are first met, b) No Manufactured Home may be placed in a regulatory floodway, regardless of elevation height, anchoring methods, or No -Rise Certification. (3) In AH or A© Risk Zones; Special Flood Hazard Areas of shallow flooding a) For Residential Structures in Zones AH or AO: All new residential structures must be constructed with the top surface of the lowest floor elevated at least 1 foot or more above the published BFE, or at least 1 foot or more above the highest adjacent grade in addition to the depth number specified (at least 2 feet if no depth number is specified) on the community's FIRM. This elevation must be documented on an Elevation Certificate properly completed by a Professional Engineer, Surveyor or Architect licensed to practice in the State of Arkansas. 2. For all substantial improvements or substantial damage to existing residential structures the entire structure becomes subject to the requirements of a new residential structure. 3. For any reconstruction, rehabilitation, addition, or other improvement to an existing residential structure that is less than a substantial improvement, only the improved area, but not the entire structure, becomes subject to the requirements of a new residential structure Page 25 of 30 b) For Nonresidential Structures in Zones AH or A0: 1. All new commercial, industrial or other nonresidential structure must either: a. have the top surface of the lowest floor elevated at least 1 foot or more above the published BFE, or at Least 1 foot or more above the highest adjacent grade in addition to the depth number specified (at least 2 feet if no depth number is specified) on the community's FIRM, with documentation on an Elevation Certificate properly completed by a Professional Engineer, Surveyor or Architect licensed to practice in the State of Arkansas; or b. be floodproofed such that the structure, together with attendant utility and sanitary facilities be designed so at least 1 foot or more above the published BFE in Zone AH, or at least 1 foot or more above the base specified flood depth in an AO Zone, the structure is watertight with walls substantially impermeable to the passage of water and with structural components having the capability of resisting hydrostatic and hydrodynamic loads of effects of buoyancy. 2. For all substantial improvements or substantial damage to existing commercial, industrial or other nonresidential structures the entire structure becomes subject to the requirements of a new nonresidential structure. 3. For any reconstruction, rehabilitation, addition, or other improvement to an existing nonresidential structure that is less than a substantial improvement, only the improved area, but not the entire structure, becomes subject to the requirements of a new nonresidential structure. Page 26 of 30 c) For Manufactured Homes in Zones AH or AO: 1. All manufactured homes that are placed or substantially improved on sites: a. outside of a manufactured home park or subdivision, b. in a new manufactured home park or subdivision, C. in an expansion to an existing manufactured home park or subdivision, or d. in an existing manufactured home park or subdivision on which a manufactured home has incurred "substantial damage" as a result of a flood, be elevated on a permanent foundation such that the lowest floor of the manufactured home is elevated at least 1 foot or more above the published BFE, or at least 1 foot or more above the highest adjacent grade in addition to the depth number specified (at least 2 feet if no depth number is specified) on the community's FIRM, and be securely anchored to an adequately anchored foundation system to resist flotation, collapse, and lateral movement. 2. Require that manufactured homes be placed or substantially improved on sites in an existing manufactured home park or subdivision on the community's FIRM that are not subject to the provisions of paragraph 1. of this section be elevated so that either: a. the lowest floor of the manufactured home meets the elevation standard of paragraph 1., or b. the manufactured home chassis is supported by reinforced piers or other foundation elements of at least equivalent strength that are no less than 36 inches in height above grade and be securely anchored to an adequately anchored foundation system to resist flotation, collapse, and lateral movement. 3. For all substantial improvements or substantial damage to existing manufactured home, the entire structure becomes subject to the requirements of a new manufactured home. 4. For any reconstruction, rehabilitation, addition, or other improvement to an existing manufactured home that is less than a substantial improvement, only the improved area, but not the entire structure, becomes subject to the requirements of a new manufactured home. Page 27 of 30 d) Where FEMA has not established a regulatory floodway in Zane in Zones AH or AO, no Floodplain Development Permit may be issued unless a detailed engineering analysis is submitted along with the application that demonstrates the increase in base floodwater elevation due to the proposed development and all cumulative developments since the publication of the current FILM will be less than 1 foot. e) Require adequate drainage paths around structures on slopes, to guide flood waters around and away from proposed structures. (4) In "A" Disk Zones:. Special Flood Hazard Areas with no base flood elevations determined a) In Zone A, The applicant or the applicant's agent must determine a base flood elevation prior to construction. The BFE will be based on a source or method approved by the local Floodplain Administrator. b) For Residential Structures in Zone A: 1. For all new residential structures, the top surface of the lowest floor must have an elevation at least 1 foot or more above the BFE. This elevation must be documented on an Elevation Certificate properly completed by a Professional Engineer, Surveyor or Architect licensed to practice in the State of Arkansas. 2. For all substantial improvements or substantial damage to existing residential structures, the entire structure becomes subject to the requirements of a new residential structure. 3. For any reconstruction, rehabilitation, addition, or other improvement to an existing residential structure that is less than a substantial improvement, only the improved area, but not the entire structure, becomes subject to the requirements of a new residential structure. c) For Nonresidential Structures in Zone A: 1. All new commercial, industrial or other nonresidential structures must either: a. have the lowest floor (including basement) elevated at least 1 foot or more above the base flood level or Page 28 of 30 b. be floodproofed such that, together with attendant utility and sanitary facilities, be designed so that below an elevation of at least 1 foot or more above the base flood level the structure is watertight with walls substantially impermeable to the passage of water and with structural components having the capability of resisting hydrostatic and hydrodynamic loads and effects of buoyancy. c. A registered professional engineer or architect shall develop and/or review structural design, specifications, and plans for the construction, and shall certify on a Floodproofing Certificate that the design and methods of construction are in accordance with accepted standards of practice as outlined in this subsection. A record of such certification which includes the specific elevation (in relation to mean sea level) to which such structures are floodproofed shall be maintained by the Floodplain Administrator. 2. For all substantial improvements or substantial damage to existing commercial, industrial or other nonresidential structures the entire structure becomes subject to the requirements of a new nonresidential structure. 3. For any reconstruction, rehabilitation, addition, or other improvement to an existing nonresidential structure that is less than a substantial improvement, only the improved area, but not the entire structure, becomes subject to the requirements of a new nonresidential structure. d) For Manufactured Homes in Zone A: 1. All manufactured homes that are placed or substantially improved on sites: a. outside of a manufactured home park or subdivision, b. in a new manufactured home park or subdivision, c. in an expansion to an existing manufactured home park or subdivision, or d. in an existing manufactured home park or subdivision on which a manufactured home has incurred "substantial damage" as a result of a flood, be elevated on a permanent foundation such that the lowest floor of the manufactured home is elevated 1 foot above the base flood elevation and be securely anchored to an adequately anchored foundation system to resist flotation, collapse, and lateral movement. Page 29 of 30 2. Require that manufactured homes be placed or substantially improved on sites in an existing manufactured home park or subdivision on the community's FIRM that are not subject to the provisions of paragraph (1.) of this section be elevated so that either: a. the lowest floor of the manufactured home is at least 1 foot or more above the base flood elevation, or b. the manufactured home chassis is supported by reinforced piers or other foundation elements of at least equivalent strength that are no less than 36 inches in height above grade and be securely anchored to an adequately anchored foundation system to resist notation, collapse, and lateral movement. 3. For all substantial improvements or substantial damage to existing manufactured home, the entire structure becomes subject to the requirements of a new manufactured home. 4. For any reconstruction, rehabilitation, addition, or other improvement to an existing manufactured home that is less than a substantial improvement, only the improved area, but not the entire structure, becomes subject to the requirements of a new manufactured home. e) Base flood elevation data and a regulatory floodway, utilizing accepted engineering practices, shall be generated for subdivision proposals and other proposed development including the placement of manufactured home parks and subdivisions which is greater than 50 lots or 5 acres, whichever is lesser, if not otherwise provided. Page 30 of 30 DATE �QA9, it 21 l� PLANNING COMMISSION VOTE RECORD aN3l,4 T A(—Jwl,4 C- 013tpr Cdsll' Z;yLA W 1ff6VLAA (liFillfef 3 Arf4.WAL BROCK, TOM . .. ' MEW IE©.E®E. DILLON, JANET FINNEY, REBECCA HAMILTON, SCOTT INN MAY, BILL B. C- 013tpr Cdsll' Z;yLA W 1ff6VLAA (liFillfef 3 Arf4.WAL Muting Adjourned V;?g P.M. AYE � NAYE ABSENT ABSTAIN RECU5E BROCK, TOM . .. ' MEW IE©.E®E. DILLON, JANET FINNEY, REBECCA HAMILTON, SCOTT MAY, BILL B. Muting Adjourned V;?g P.M. AYE � NAYE ABSENT ABSTAIN RECU5E June 4, 2015 There being no further business before the Commission, the meeting was adjourned at 4:38 p.m. 41, Date Chairman �'J