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HomeMy WebLinkAboutpc_10 08 2015sub LITTLE ROCK PLANNING COMMISSION SUBDIVISION HEARING SUMMARY AND MINUTE RECORD OCTOBER 8, 2015 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present there being nine (9) members present. II. Members Present: Craig Berry Alan Bubbus Buelah Bynum Keith Cox Janet Dillon Rebecca Finney Paul Latture Jennifer Martinez Belt Bill May Members Absent: Tom Brock Scott D. Hamilton City Attorney: Shawn Overton III. Approval of the Minutes of the August 27, 2015 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION SUBDIVISION AGENDA OCTOBER 8, 2015 OLD BUSINESS: Item Number: File Number: Title: A. Z-9048 719 North Spruce Street Short-form PD-C, located at 719 North Spruce Street. B. S-1756 Lake Nixon Subdivision Site Plan Review, located at 18500 Cooper Orbit Road. C. Z-9062 Normandy Park Short-form PD-R, located on the Northeast corner of ‘R’ Street and Normandy Drive. D. Z-6532-G Lot 2 Chenal Heights Addition Long-form PD-R, located East of Chenal Valley Drive and South of Chenal Heights Circle. E. Z-6323-U The Village at Rahling Road Lot 13 Short-form PCD, located at 40 Rahling Circle. F. Z-6323-V The Village at Rahling Road Lot 1C Short-form PCD, located South of 21 Rahling Circle. G. S-1753 Belle Pointe View Estates Preliminary Plat, located on the West end of Belle Pointe Drive. H. Z-9041 The Trails Long-form PD-R, located on the Southside of Kanis Road between the Chenal Downs Subdivision and Walnut Grove Road. I. Z-9042 The Trails Conditional Use Permit, located on the Southside of Kanis Road between the Chenal Downs Subdivision and Walnut Grove Road. Agenda, Page Two NEW BUSINESS: I. PRELIMINARY PLAT: Item Number: File Number: Title: 1. S-1757 Morrison Subdivision Preliminary Plat, located at 11623 Sardis Road. 2. S-1758 The Trails Subdivision Preliminary Plat, located on the South side of Kanis Road between the Chenal Downs Subdivision and Walnut Grove Road. II. SITE PLAN REVIEW: Item Number: File Number: Title: 3. S-980-E Murphy Express Subdivision Site Plan Review, located at 12600 Chenal Parkway. 4. S-1456-A Little Rock Storage Center Revised Subdivision Site Plan Review, located at 11409 Baseline Road. III. PLANNED DEVELOPMENTS: Item Number: File Number: Title: 5. Z-4633-B Hunters Cove Lot 7R Revised Short-form PD-R, located at 12719 Hunters Field Road. 6. Z-4765-D Chenal Road Self Storage Long-form PD-C, located on the East side of Autumn Road, just North of Barnes and Nobel. 7. Z-4945-A Family Dollar 12th Street Short-form PD-C, located in the 6100 Block of West 12th Street. 8. Z-5304-A Nuage Residential Contracts Short-form PD-R, located at 5817 Big Oak Lane. Agenda, Page Three III. PLANNED DEVELOPMENTS: (Continued) Item Number: File Number: Title: 9. Z-5675-E Philander Smith College Short-form POD, located at 900 West Daisy L. Gaston Bates Drive. 10. Z-5766-A Horton’s Orthotics and Prosthetics Short-form PD-C, located at 5220 West 12th Street. 11. Z-5963-F Brodie Creek Lot 21 Revised Short-form PD-R, located at 27 Deerberry Forest Circle. 12. Z-6610-B Fitness for Life Revised Short-form PD-O, located at 9414 Colonel Glenn Road. 13. Z-7701-D Chenal Pet Palace Revised Short-form PD-C, located at 14309 Kanis Road. 14. Z-8503-C The Pointe at Brodie Creek Revised Long-form PRD, located on the West side of South Bowman Road between Brodie Creek Subdivision and the Pointe at Brodie Creek Apartments. 15. Z-8866-A Chenal Curve Short-form PCD, located at 16900 Chenal Parkway. 16. Z-9074 Baseline and Stagecoach Commercial Development Long-form PCD, located in the 8500 Block of Stagecoach Road and the 12800 Block of Baseline Road. 17. Z-9075 Bella Rosa Place Subdivision Short-form PD-R, located on the Northeast corner of Taylor Loop Road and Bella Rosa Drive. 18. Z-9076 Stewart-Autunes-Austin Short-form PD-R, located at 1421 South Cumberland Street Units A and B. 19. Z-9077 Little Rock Community Mental Health Center Short-form PD-O, located at 1020 Daisy L. Gaston Bates. 20. Z-9078 Central Arkansas Urgent Care Short-form PD-I, located in the 7400 Block of Lindsey Road. October 8, 2015 ITEM NO.: A FILE NO.: Z-9048 NAME: 719 North Spruce Street Short-form PD-C LOCATION: Located at 719 North Spruce Street DEVELOPER: Robert Roberts 3906 Hwy 5N Bryant, AR 72022 SURVEYOR: Kittler-Roberts Group 3906 Hwy 5N Bryant, AR 72022 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-C PROPOSED USE: Single-family residential and commercial parking VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting to rezone the site from R-2, Single-family to PD-C to allow the rear yard of this existing single-family home to serve as parking for commercial businesses located along Kavanaugh Boulevard. The applicant has removed an accessory structure and graveled the rear yard. The applicant states this parking area serves six (6) to eight (8) vehicles. He states the home has a parking pad in the front yard area and does not need the rear yard area for parking. October 8, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-9048 2 B. EXISTING CONDITIONS: The property is one lot removed from Kavanaugh Boulevard. The site contains a single-family home. The rear yard has been graveled to serve as parking for the commercial businesses located to the north. This area of Kavanaugh has a number of commercial and office uses with the primary activity being located on Kavanaugh. Two (2) blocks to the east is the Kroger Grocery which is one block deep with non-residential uses located across the street on the east side of Kroger. The predominate use of all the property south of Kavanaugh and west of Palm Street, with the exception of the Kavanaugh frontage is single-family. 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 Association 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 Spruce Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. The proposed parking area should be graded and paved with asphalt to not damage adjacent properties from stormwater runoff. 3. The proposed parking area should be striped for vehicle parking. 4. With access desired from the alley and the increase in vehicle use, the alley should be repaved with asphalt from Kavanaugh to F Street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easement if new service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal to use an existing parking lot zoned residential as a commercial parking lot. There is a three phase overhead power line running north and south in the alley on the east side of the parking lot. CenterPoint Energy: No comment received. October 8, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-9048 3 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 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. October 8, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-9048 4 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. 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. October 8, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-9048 5 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. 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. October 8, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-9048 6 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 (Captain 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 just south of CATA Bus Route #1 – the Pulaski Height Route. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. October 8, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-9048 7 Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density is for single-family homes at densities no greater than six dwelling units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to PDC (Planned District Commercial) to allow for the use of this site for the existing single-family home and a parking lot for a nearby commercial uses. This site is within the Hillcrest Design Overlay District. Master Street Plan: Spruce Street is shown as 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: (June 24, 2015) The applicant was present. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff questioned how the parking functioned. Staff also questioned if the parking area would remain graveled or if the area would be paved. Public Works comments were addressed. Staff stated if the applicant was proposing to use the alley for access a minimum pavement width of 20-feet should be installed from Kavanaugh to F Street. Staff stated if the area was to be paved the parking area should be graded and paved with asphalt to not damage adjacent properties from stormwater runoff. 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 items raised at the June 24, 2015, Subdivision Committee meeting in need of addressing via a revised site plan. The applicant is requesting to utilize a graveled parking area behind the house at 719 North Spruce Street to serve the commercial businesses located to the north along October 8, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-9048 8 Kavanaugh Boulevard. The applicant is not proposing any improvements to the alley and requests to utilize the alley in its current condition and with the existing pavement width. The applicant has indicated six (6) to eight (8) vehicles can park in the lot. He states the driveway located on North Spruce Street serves the single-family home. Staff is not supportive of the request. Staff feels the placement of parking on this single-family lot is an intrusion into this residential neighborhood. Although there are a few parking spaces located across the alley to the east, the property is zoned C-3, General Commercial District and the parking serves a business located on North Palm Street. The commercial uses and zoning do not encroach into the neighborhood past North Palm Street and are limited to the Kavanaugh Boulevard frontage. Staff does not feel it is appropriate to allow the commercial parking within this residential neighborhood. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JULY 16, 2015) The applicant was not present. There was one registered objector present. Staff presented a recommendation of deferral of the item to the August 27, 2015, public hearing to allow the applicant to be present to present their case. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant submitted a request dated July 29, 2015, requesting deferral of this item to the October 8, 2015, public hearing. The applicant stated he would be out of the Country on August 27, 2015. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated July 29, 2015, requesting deferral of this item to the October 8, 2015, public hearing. Staff stated the applicant had stated he would be out of the Country on August 27, 2015. Staff stated they were supportive of the deferral request. There was no further discussion. The October 8, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-9048 9 item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. STAFF UPDATE: There has been no change in this application request since the previous staff write-up and analysis. Staff continues to recommend denial of the request. PLANNING COMMISSION ACTION: (OCTOBER 8, 2015) Mr. Daniel Bryant was present. There was one (1) registered objector present. Staff presented the item with a recommendation of denial. Mr. Bryant addressed the Commission on the merits of the request. He stated he was requesting to use an area for parking that had historically been used for parking. He requested to reserve the remaining time to allow the opposition to voice their concerns. Ms. Ruth Bell, League of Women Voters, addressed the Commission in opposition of the request. She stated the League was opposed to the request to allow the commercial uses to encroach into the residential area. She stated this was a highly inappropriate use for the site. She stated in the past when the Razorback football games were held in Little Rock people allowed cars to park in their yards for a little extra income. She stated that was different than allowing a commercial parking lot within the rear yard of a home on a permanent basis. She stated with the parking area in the rear yard this would increase traffic on the alley which would impact the residential homes to the south. She requested the Commission deny the requested rezoning to allow the parking area. Mr. Bryant stated when he bought the property there were cars parking in the rear yard of this home. He stated he removed a storage building, graveled the parking area and placed some signs which he felt had created the concern. He stated he had attended two (2) Resident Association meetings and one (1) Merchants Association meeting. He stated the residents in the neighborhood were not concerned with the request. He stated the HRA had indicated they would rather have parking on the lot which would take parking off the streets. There was a general discussion by the Commission concerning the development, the impact and the potential for future impact of allowing the site to be used as a commercial parking lot. Commissioner Berry stated if the parking was a great concern to the area residents there would be more residents addressing the Commission and stating their objection. The Commission questioned if the rezoning request was the result of an enforcement action. Staff stated that was the case. October 8, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-9048 10 A motion was made to approve the request including all staff recommendations and comments except that of denial. The motion failed by a vote of 5 ayes, 4 noes and 2 absent. October 8, 2015 ITEM NO.: B FILE NO.: S-1756 NAME: Lake Nixon Subdivision Site Plan Review LOCATION: Located at 18500 Cooper Orbit Road DEVELOPER: 2nd Baptist Church 222 East 8th Street Little Rock, AR 72202 ENGINEER: Minton Engineering 300 North Port Drive Cabot, AR 72023 AREA: 215.72 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: AF – Agriculture and Forestry PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.07 VARIANCE/WAIVERS: A variance from Section 36-338 to allow a reduced front yard setback. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The project consists of addition of an 18-foot by 60-foot portable building along Cooper Orbit Road. The structure will be accessed from inside the camp facility and will not require access from Cooper Orbit Road. The building will be used for general operations and storage for the Camp and will not require water or sewer service. The owner is requesting that the building setback be reduced from 50-feet to 10-feet for the new structure. By placing the building at the required setback, the owner is concerned the line of site from the main camp facility will be cut off from the western portion of the lake, making it difficult to monitor camp activities. Also by reducing the setback the new building will line up with the existing pavilion to the east. October 8, 2015 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1756 2 B. EXISTING CONDITIONS: Camp Lake Nixon contains a number of buildings used for educational activities, pavilions used in associated with camp activities and restrooms. There is also a large lake located on the property. There are a few single-family homes located in the area. The homes in this area are located on large lots or acreage. Cooper Orbit Road is a narrow two (2) lane road with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All property owners located within 200 feet of the site along with the Spring Valley Manor Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. No construction or building addition can occur within the public right-of-way. 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 along Cooper Orbit Road to the north of the proposed building. Extreme caution should be used moving the portable building into the location so that neither electrical poles nor wires are contacted. Contact Entergy in advance regarding future service requirements to the structure and future facilities locations as this project proceeds. CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. 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. 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 October 8, 2015 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1756 3 review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water 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. 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: No comment. Parks and Recreation: No comment received. County Planning: To comply with the Master Street Plan the new buildings must be placed outside the area to be dedicated as right of way for Cooper Orbit Road. October 8, 2015 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1756 4 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: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. 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: (August 5, 2015) The applicant was present. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff stated the typical building setback for AF, Agriculture and Forestry zoned property was 50-feet. Staff stated the building was indicated within the usual building setback. Staff stated the original conversation with the Camp was to allow the buildings for additional classroom activities. Staff stated the cover letter indicted the building would be used for storage and maintenance. Staff questioned the use of the building. Staff stated no construction or building addition could be located in the right of way. Staff noted County Planning comments which stated the new building should be located outside the area to be dedicated as public right of way. 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 in need of addressing via a revised site plan raised at the August 5, 2015, Subdivision Committee meeting. The applicant is requesting Subdivision/Multiple Building Site Plan Review as per Section 31-13 of the Little Rock Code of Ordinances. The request is to allow multiple structures on a single parcel. The church camp has a number of October 8, 2015 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1756 5 buildings including classroom spaces, restrooms, pavilions and maintenance buildings. The request is for approval to allow the addition of an 18-foot by 60-foot portable building along Cooper Orbit Road. The structure will be accessed from inside the camp facility and will not require access from Cooper Orbit Road. The building will be used for general operations and storage for the Camp and will not require water or sewer service. The applicant is requesting a variance to allow the front building setback to be reduced from 50-feet to 10-feet for the new structures. The applicant states the justification for placing the building with a reduced setback is the reduction in the line of site from the main camp facility to the western portion of the lake. Without an unobstructed line of sight it will be difficult to monitor camp activities around the lake. The placement of the new building lines up with the existing pavilion to the east. Staff is supportive of the request. The Subdivision Ordinance states Subdivision Site Plan Review is a development review process that provides for case by case consideration of project particulars including the provision of parking and landscaping in accordance with the appropriate ordinances, siting of buildings, and the relationships with adjoining properties. Although there is a variance associated with the request staff does not feel the variance will adversely impact the development or the area. The right of way for Cooper Orbit Road is in place. There is a four (4) foot chain link fence placed at the property line along Cooper Orbit Road. The new building will be placed within the fenced area and will align with existing buildings located on the site. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request from Section 36-338 to allow a reduced front yard setback for the placement of the new building. PLANNING COMMISSION ACTION: (AUGUST 27, 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 the item October 8, 2015 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1756 6 to the October 8, 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 11 ayes, 0 noes and 0 absent. STAFF UPDATE: The applicant submitted a written request dated September 25, 2015, requesting withdrawal of the item without prejudice. Staff is supportive of the withdrawal request. PLANNING COMMISSION ACTION: (OCTOBER 8, 2015) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a written request dated September 25, 2015, requesting withdrawal of the 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 9 ayes, 0 noes and 2 absent. October 8, 2015 ITEM NO.: C FILE NO.: Z-9062 NAME: Normandy Park Short-form PD-R LOCATION: Located on the Northeast corner of ‘R’ Street and Normandy Drive DEVELOPER: H & H Builders 2414 North Grant Street Little Rock, AR 72207 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.5 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: 3-buildings of duplex units VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The property is located at 55 Normandy Drive and is currently platted as three (3) single-family residential lots. The existing home was developed on the three (3) lots and fronts onto Normandy Drive. The developer is proposing to raze the existing home and construct duplex units on the individual lots. The duplexes will be oriented toward Normandy Drive similar to the existing home. There is currently new development occurring to the east that fronts on University Avenue. There is a generous open space area to the west that is heavily wooded and provides excellent screening to the west. October 8, 2015 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-9062 2 B. EXISTING CONDITIONS: The site contains a single-family home located on three (3) platted lots. To the north and south of the site are single-family homes. To the southeast is a bank currently under construction. To the east of this site is a vacant lot currently being used by the construction company for a contractor’s laydown area for the bank which is under construction. To the west of this site is an area of open space. Further west are single-family homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of phone calls from area property owners. All property owners located within 200 feet of the site along with the Heights Neighborhood Association and the Normandy-Shannon Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Normandy Street and ‘R’ Street. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to ‘R’ Street with 5 foot sidewalk with the planned development. The new back of curb should connect with the existing curb to the east and maintain the same width for the entire property frontage. 3. Provide grading and drainage plan to show the amount of remaining front yard when retaining walls, steps and sidewalk is provided for the parallel parking spacing. 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. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 6. 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. October 8, 2015 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-9062 3 7. Provide grading and drainage plan to show the amount of remaining front yard when retaining walls, steps and sidewalk is provided for the parallel parking spacing. 8. The existing street has a width of 15 feet. Fire code requires the minimum street width to be 20 feet. 9. Staff does not recommend the construction of parallel parking spaces on a 15 foot one-way street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy does not object to this proposal. There are a few streetlight poles on this corner, but no other facilities to get in the way. Contact Entergy in advance regarding future service requirements to the development, and future facilities locations as this project proceeds. 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. October 8, 2015 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-9062 4 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives 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: No comments. 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. Residential Low Density allows for single family homes at densities not to exceed six (6) dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 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 the October 8, 2015 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-9062 5 development of three (3) attached houses (6 units) or twelve (12) units per acre on this site. Master Street Plan: ‘R’ Street and Normandy Drive are both shown as Local Streets on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2015) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff questioned the occupancy of the units. Staff requested Mr. White provide the proposed construction materials, any proposed fencing and the building height for the new construction. Public Works comments were addressed. Staff stated a grading and drainage plan was required to show the amount of remaining front yard area after any walls were constructed. Staff stated a 20-foot radial dedication of right of way was required for the intersection of Normandy and ‘R’ Street. Staff stated prior to construction a grading and drainage plan was required. 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 cover letter addressing a number of the comments raised at the August 5, 2015, Subdivision Committee meeting. The applicant has stated the units are proposed as owner occupied units. The applicant has also provided the proposed construction materials, the proposed fencing and the maximum building height. October 8, 2015 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-9062 6 The request is to allow the rezoning of this site from R-2, Single-family to PD-R to allow the existing home to be removed to allow the construction of three (3) new buildings of attached housing (duplex units) on the individual lots. The new homes will be oriented toward Normandy Drive similar to the existing home located on the lots. The applicant has indicated the roofs will be steep pitch and architectural shingles. The buildings will use a mix of brick, stone, stucco and hardy board siding. The buildings are proposed two (2) stories with a maximum building height of 35-feet. The applicant has indicated a combination of wrought iron and wood fencing will be placed along the perimeters of the site. The maximum fence height proposed is eight (8) feet. The site plan indicates the placement of the buildings with a 25-foot setback from Normandy Drive. The plan indicates a paved parking behind the building accessed from ‘R’ Street. The parking indicates 18 parking spaces shared by the units. The parking typically required for two-family is 1.5-spaces per unit. The ordinance would typically require the placement of nine (9) parking spaces. Staff is not supportive of the applicant’s request. This area is primarily detached single-family homes constructed on individual lots. Normandy Drive is a narrow street with no curb and gutter. ‘R’ Street is also a substandard street with open ditches for drainage. Staff does not feel this is an appropriate location for this development. The more intensive uses are located along Kavanaugh Boulevard and North University Avenue. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There were registered objectors present. Staff stated the applicant had submitted a request dated August 21, 2015, requesting deferral of the item to the October 8, 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 11 ayes, 0 noes and 0 absent. October 8, 2015 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-9062 7 STAFF UPDATE: The applicant submitted a written request dated September 25, 2015, requesting withdrawal of the item without prejudice. Staff is supportive of the withdrawal request. PLANNING COMMISSION ACTION: (OCTOBER 8, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a written request dated September 25, 2015, requesting withdrawal of the 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 9 ayes, 0 noes and 2 absent. October 8, 2015 ITEM NO.: D FILE NO.: Z-6532-G NAME: Lot 2 Chenal Heights Addition Long-form PD-R LOCATION: Located East of Chenal Valley Drive, South of Chenal Heights Circle DEVELOPER: Larry Crain Crain Family Holdings, LLC 17300 Chenal Parkway, Suite 330 Little Rock, AR 72211 ARCHITECT: EV Studio design@evstudio.com Denver, CO 303.670.7242 SURVEYOR: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 38.23 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PD-R ALLOWED USES: Age Restricted - Elderly Housing PROPOSED ZONING: Revised PD-R PROPOSED USE: Age Restricted - Elderly Housing VARIANCE/WAIVERS: A variance from the City’s Land Alteration Ordinance to allow grading of future phases with the development of the first phase. October 8, 2015 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-6532-G 2 BACKGROUND: Ordinance No. 18,163 adopted by the Little Rock Board of Directors on December 20, 1999, rezoned the site from R-2 and MF-18 to PD-R to allow the establishment of a Planned Residential Development titled Arkansas Teachers Retirement Village – Long-form PD-R. The proposal included the rezoning of 71.9 acres from R-2 and MF-18 to PD-R to allow for the development of the Arkansas Teachers Retirement Village, a stepped-care retirement facility. The development would house retired persons with facilities including independent living, assisted living, skilled nursing facilities and Alzheimer facilities. A single access point from Chenal Valley Drive was proposed, with a fire lane access at the southwest corner of the property. The proposed site plan indicated a large amount of green space, which was to be undisturbed, along with a proposed lake, walking trails and a lakeside pavilion. In March of 2002, the Arkansas Teachers Retirement System decided to reevaluate the project and did not develop the site as proposed. ATRS decided to proceed with excavating to the finished grade indicated and approved on the site grading plan, extending sewer lines to the site, drainage construction, seeding and erosion control, power and telephone utility crossing the site were installed underground and no additional trees were to be removed from the site except those necessary to install utilities. A restoration plan was submitted to the City for approval. The applicant adhered to City’s requirements in the restoration of the site and the developer’s obligations were met. A proposal was reviewed and recommended for approval by the Little Rock Planning Commission at their August 26, 2004, Public Hearing to allow two of the indicated lots to develop with the retirement village concept. The applicant proposed the development of the site with eight individual lots through a preliminary plat in conjunction with the request to revise the PD-R zoning. The applicant indicated Lot 2 would be developed as an assisted living facility. Proposed Lot 8 was indicated for garden style patio homes. The applicant also indicated all uses would remain similar to the multi-unit residential retirement facility as approved on the original PD-R. The request was approved by the Little Rock Board of Directors on October 5, 2004, by the adoption of Ordinance No. 19,195. Lot 8 has not developed. Ordinance No. 19,220 adopted by the Little Rock Board of Directors on November 1, 2004, revised the previously approved PD-R to allow a nursing and rehabilitation center to locate on Lot 6. Chenal Nursing and Rehabilitation Center proposed a 114-bed skilled nursing facility. The development included 90 staff positions which included Arkansas Hospice Staff. October 8, 2015 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-6532-G 3 October 17, 2006, Ordinance No. 19,611 adopted by the Little Rock Board of Directors on October 17, 2006, approved a revision to the PD-R for Lot 6 to increase the number of beds allowed in the nursing home facility from 114 to 140. The site plan included the placement of 93 parking spaces to serve the facility. There were no other changes to the previously approved PD-R proposed. An item to allow the development of this site (Lot 8) with single-family development of attached and detached homes was withdrawn at the Commission’s January 14, 2010, public hearing. The proposal did not comply with the covenants issued on this site and could not receive approval of the persons having oversight of the covenants. Ordinance No. 20,299 adopted by the Little Rock Board of Directors on August 2, 2010, allowed the development of 18.47 acres located at the northwest corner of Chenal Valley Drive and Chenal Heights Drive as a gated residential neighborhood with 109-units of multi-family elderly housing. The development was proposed to be enclosed by a six foot tall wall/fence with eight foot columns. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting approval of a site plan to allow the development of 241-units of age restricted housing. The site plan includes the placement of 78-buildings each with two (2) to three (3) units. The buildings are proposed with front and rear loaded garages. The development is proposed in three phases. Access to the site is proposed as gated entry from Chenal Valley Dries as well as Chenal Heights Drive. B. EXISTING CONDITIONS: The site is a vacant site and most of the interior trees were cleared as a part of the original approval. The applicant did replant several interior trees and reseed the site as a part of the restoration plan. A regional detention facility is located near Chenal Valley Drive. The nursing home and the assisted living facility are complete and occupied. Northwest of the site is a City of Little Rock Fire Station. South of the site is the Village at Rahling Road Shopping Center. West of the site are two multi-family developments fronting Chenal Valley Drive. Chenal Valley Drive has been constructed to Master Street Plan standard with curb and gutter. There is not a sidewalk in place along the property frontage. Chenal Heights Drive and Chenal Heights Circle have been constructed with curb and gutter. October 8, 2015 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-6532-G 4 C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Villages of Wellington Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A turnaround should be provided at the end of Chenal Heights Circle to be at least 80 feet in length and the same width as the street. 2. Sidewalks with appropriate handicap ramps should be installed from the existing sidewalk on Chenal Valley Drive to the proposed sidewalk adjacent to the private street in accordance with Section 31-175 of the Little Rock Code. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. The private street should have a concrete apron at Chenal Valley Drive per City Ordinance. 5. Due to the number of units, the private street should be named and the units addressed off that street name. 6. The street designation in Chenal Heights Circle should be changed to "Cove" or "Lane". 7. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. A variance is being requested to grade the entire development with construction of Phase 1. 8. Stormwater Detention Ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Does the existing detention pond provide detention for the existing developed properties adjacent to Chenal Heights Drive? 9. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 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. October 8, 2015 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-6532-G 5 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 501.379.1813, Greg Simmons, for more information. 12. Provide width and location of proposed access easements. 13. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, 501.379.1805, Travis Herbner, for more information. 14. The final plat should show the streets and drainage improvements to be private. 15. The waste collection is proposed to be private. Due to the proposed design of the streets and alleys, City of Little Rock collection trucks cannot maneuver within the development and service cannot be provided in the future if desired. 16. Turn around must be provided for a SU-30 vehicle attempting to enter development. A stacking distance of 30-feet from pavement must also be provided. 17. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 18. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 19. The owner and/or manager of each multi-family residence of 100 or more dwelling units shall provide recycling and encourage participation by the tenants, renters, or owners of each unit. Contact Melinda Glasgow at 501.371.4646 for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy GIS Maps indicate a 3-phase underground line running along the eastern side of Chenal Heights Circle then extending west to a 3-phase pad transformer serving Emerius Corp. Entergy will require a 10-foot easement October 8, 2015 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-6532-G 6 across the property of the PRD for any existing lines where one does not exist. Care should be used when digging. Please notify Entergy in advance for service requirements for the development. Center-Point 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. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 6. A capital investment charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: Fire hydrants per code, maintain access, 26-foot drive lanes, 2-ways to enter and exit the development. By Phase II you need to have 2-ways to enter and exit. County Planning: No comment. CATA: CATA has reviewed the plans submitted by your office on the above referenced area. The area is currently served by CATA at Cantrell and Taylor Loop Roads approximately one and a half miles away. The development October 8, 2015 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-6532-G 7 consists of a gated community with multiple units. CATA has no current plans at this time for this area. CATA requests consideration for long range use plans along Rahling Road to consider pullouts and sidewalks there. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Residential High Density (RH) and Residential Low Density (RL) for this property. The Residential High Density category provides for residential development of more than twelve (12) dwelling units per acre. Residential Low Density allows for single family homes at densities not to exceed 6-dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6-units per acre. The applicant has applied for a rezoning from PDR (Planned Development Residential) to PDR (Planned Development Residential) to allow for the construction of attached residential units (3 or 4 units per building) for elder population on this site. Master Street Plan: Chenal Heights Circle 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: (August 27, 2014) Mr. Larry Crain and Mr. Tim Daters of White-Daters and Associates were present representing the request. Staff presented an overview of the development stating there were a number of outstanding technical issues associated with the October 8, 2015 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-6532-G 8 request. Staff requested Mr. Crain and Mr. Daters provide the proposed construction materials of the units, the maximum building height, the proposed building elevations and any proposed fencing material. Staff questioned if a development sign would be located on Chenal Valley Drive and the proposed height and area of any signage to be placed identifying the site. Public Works comments were addressed. Staff stated a turnaround was to be provided at the end of Chenal Heights Circle. Staff stated any curb, gutter or sidewalk should be repaired prior to occupancy. Staff stated the private street should be constructed with a concrete apron on Chenal Valley Drive. Staff questioned the limits proposed for advanced grading. Staff stated the final plat for the lot should include the streets and drainage as private. 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 a number of issues raised at the August 27, 2014, Subdivision Committee meeting. The applicant has provided the proposed construction materials, the building heights, the fencing materials and the proposed building elevations. The development is proposed in three (3) phases. 76-units are proposed in the first phase, 78-units in the second phase and 87-units in the final phase for a total of 241-units. The units are proposed as age restricted duplex and triplex buildings. The age limit will be in compliance with Federal Regulations which require eighty percent (80%) of the residences be occupied by at least one (1) person who is fifty-five (55) years of age or older. The site plan notes 37-front loaded triplexes, 1-front loaded duplex, 42-rear loaded triplexes and 2-rear loaded duplexes. The construction materials include brick, stone, hardi-board siding and architectural shingled roofs. The buildings are proposed with a maximum building height of 30-feet. Most of the buildings are intended to be single level structures but according to the applicant some of the units may include a second level. The clubhouse maximum height is 35-feet and will include two (2) levels. All of the units are proposed with an attached garage. A portion of the garages will load from the private street with the remaining loading from a rear alley. The building envelopes are proposed 65-feet by 96-feet and 55-feet by 100-feet. The units October 8, 2015 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-6532-G 9 average roughly 1,600 square feet of heated and cooled space. 31.4-percent of the site is proposed with open space. Internal streets are proposed 26-feet in width. Garbage collection cannot be provided within the development by the City of Little Rock solid waste department due to the proposed street design and configuration. The City collection vehicles cannot maneuver with the current street design and alley dead-ends. A single development sign is proposed on Chenal Valley Drive. The sign is proposed five (5) feet in height and eight (8) feet long for a total sign area of 40-square feet. The zoning ordinance typically allows signs six (6) feet in height and twenty-four (24) square feet in area for multi-family developments. Staff is general supportive of the request but the applicant has not addressed all staff’s concerns related to a number of the technical issues. The applicant has not addressed staff’s concerns related to Chenal Heights Circle. Since the street is a public street, a turnaround for SU-30 vehicles must be provided at the end of Chenal Heights Circle prior to entering the gate. In addition the gated entrance on Chenal Valley Drive must be designed for a SU-30 vehicle to turn around. The fencing on the streets must be removed out of the right-of-way and not located within the 50-foot sight triangle. Sidewalk must be constructed from Chenal Valley Drive into the proposed development. The applicant must provide grading plan to show area to be disturbed. The applicant must also provide a letter to certify the sight distance of the proposed driveway location complies with AASHTO standards. Contact Nat Banihatti at 501.379.1818 for sight distance requirements. Based on unresolved issues staff cannot support the request. I. STAFF RECOMMENDATION: Based on the current site plan staff recommends denial of the request. PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2014) The applicant was present. There was one registered objector present. Staff presented the item stating the applicant had submitted a request dated September 17, 2014, requesting deferral of the item to the October 30, 2014, public hearing. Staff stated the applicant had indicated additional time is needed to work with staff and the neighborhoods concerning the proposed development. Staff stated the deferral request would require a by-law waiver with regard to the late deferral request. Staff stated they were supportive of the deferral request. October 8, 2015 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-6532-G 10 There was no further discussion of the item. The chair entertained a motion for approval of the by-law waiver with regard to the late deferral request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The item was previously deferred to allow the applicant and the Chenal Design Review Committee (DRC) to review the plan and allow the DRC to offer some form of agreement with the overall development concept. The applicant has stated they have not reached a formal agreement with the Chenal Design Review Committee but is requesting the item be moved forward since the items related to the DRC are not items the Commission is reviewing or approving. According to the applicant the site plan with regard to access and circulation will not vary from the plan approved by this Commission. The applicant has indicated minor modifications may be required to satisfy the DRC but the substance of the development will not change. The previous staff recommendation was that of denial. After publication of the agenda the applicant and staff worked through staff’s concerns related to the technical issues associated with the site development. The applicant has addressed staff’s concerns related to the access for all vehicle types from Chenal Heights Circle and has agreed to relocate fencing as requested by staff in the staff analysis. Sidewalks will be provided and a sketch grading plan was submitted to staff for review and approval. Based on the applicant addressing staff’s concerns related to the site development staff now supports the application request. 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 advanced grading variance subject to all disturbed area being seeded and vegetation established prior to approval of the certificate of occupancy on the first building structure. Erosion controls must be maintained in the advanced graded area until that area is permanently stabilized. PLANNING COMMISSION ACTION: (OCTOBER 30, 2014) Mr. Larry Crain was present representing the request. There was one registered objector present. Staff presented the item with a recommendation of approval subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the October 8, 2015 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-6532-G 11 advanced grading variance subject to all disturbed area being seeded and vegetation established prior to approval of the certificate of occupancy on the first building structure. Erosion controls must be maintained in the advanced graded area until that area is permanently stabilized. Mr. Larry Crain addressed the Commission on the merits of his request. He stated the development was for a three phased age restricted housing development. He stated each phase would contain 75 units. He stated the development would comply with all requirements imposed by the Chenal Design Review Committee. He stated his desire was to receive zoning approval prior to expending funds to develop the formal site plan, building elevations and layout. Mr. Cliff McKinney stated the development would go before a full review of the Chenal Design Review committee prior to the request for any building permits from the City. He stated the developer was well aware of the restrictive covenants for the property and would fully comply with these covenants. He stated the developer desired to move forward and not wait for the details of structure design and layout which were items this Commission did not review or approve. Mr. Bill Spivey addressed the Commission on behalf of Deltic Timber Corporation. He stated Deltic was the original grantors of the property to Arkansas Teachers Retirement. He stated Deltic was not opposed to development of the property. He stated their concern was if the development would comply with the design criteria. He stated he could not say in complying with the design criteria there would be no changes required of the site plan. He stated he could not tell the Commission this was the final site plan. He stated the details of the plan had not been submitted for review by Deltic therefore they could not comment. He stated the Commission typically reviewed items effectively and efficiently and he did not want the Commission to be forced to review a second site plan due to changes which may be required based on the review by the Design Review Committee. He stated staff had little flexibility when making changes to site plans. He stated the Villas at Chenal went through a similar process for approval. He stated at the time the Villas was approved the Design Review Committee had all the information needed to provide a formal recommendation of support. He stated this was not the case for Mr. Crain’s application. He requested the Commission defer the item to allow the Design Review Committee time to work with Mr. Crain and develop a plan which would most likely be the final development plan for the site. Mr. McKinney stated the developer was willing to work out the details with the Design Review Committee at the time that was appropriate. He stated the items the Design Review Committee would approve were not items the Commission was reviewing or approving. He stated the Commission’s approval was one step in a much larger process. October 8, 2015 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-6532-G 12 Commissioner Berry stated the Commission typically did not get involved in the enforcement of private restrictions or covenants. He stated the Commission had its role which was to serve the public and not enforce private restrictions. There was no further discussion of the item. The Chair entertained a motion for approval of the item, as presented by staff. The motion carried by a vote of 10 ayes 0 noes and 1 absent. STAFF UPDATE: This item is being returned to the Commission for review and approval by the Little Rock Board of Directors. At the Little Rock Board of Directors meeting on June 16, 2015, the Board of Directors referred this item back to the Planning Commission on the recommendation of staff. The applicant had submitted a revised site plan to be reviewed by the Board of Directors that differed from the site plan approved by the Planning Commission. Section 36-454 of the Little Rock Code of Ordinances states the Board shall not consider an application that has been modified by the applicant to a design other than that reviewed by the Commission. The applicant is seeking review and approval by the Planning Commission on the proposed revised site plan. The plan has eliminated the three (3) unit buildings and reduced to total number of units. The revised site plan includes 104 buildings containing 208 units of two (2) and three (3) bedroom age restricted apartments. The applicant has indicated the buildings will be single story buildings. The development is proposed in three (3) phase. A secondary access to Chenal Heights Circle will be completed in the second phase. The site plan indicates 37 buildings will be constructed in the first phase along with the clubhouse, 31 buildings in the second phase and 36 buildings in the final phase. (each building contains 2 units) Each of the buildings will have a minimum driveway length of 20-feet. A note on the site plan states there is a minimum building setback of 30-feet. The minimum side to side building distance is stated at 15-feet. The typical side to side building distance is stated at 20-feet. The minimum rear to rear building distance is stated at 30-feet. The internal street is proposed as a private street with a minimum pavement width of 24-feet. The cul de sac radii is indicated at 80-feet. The driveway entering the proposed subdivision is indicated as a divided entrance with a key pad. The plan notes the turnaround will accommodate a SU 30 vehicle. A sidewalk will be extended from Chenal Valley Drive to the entrance of the proposed development. October 8, 2015 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-6532-G 13 The applicant has indicated the exterior building materials will be brick, stone and precast. The roof is proposed with architectural asphalt shingles. Each unit is proposed with 1,698 square feet of heated and cooled space, 451 square feet of garage space and a 157 square foot covered porch. The plan includes both wood fencing and decorative iron fencing. The minimum fence height is six (6) feet. A single development sign is proposed on Chenal Valley Drive. The sign is proposed five (5) feet in height and eight (8) feet long for a total sign area of 40-square feet. The zoning ordinance typically allows signs six (6) feet in height and twenty-four (24) square feet in area for multi-family developments. Staff is supportive of the proposed signage plan. The plan includes advanced grading of the site with the construction of the first phase. The plan includes grading to the property lines to maintain a 3:1 slope. Portions of the area to the south are zoned for commercial and office use. The remaining area and to the west is zoned R-2, Single-family. Once the grading activities are complete the applicant will reestablish vegetation in the areas adjacent to the residentially zoned properties. Staff continues to support the request. Staff is also in support of the advanced grading request. This item was approved by the Commission On October 30, 2014. The item was then forwarded to the Board of Directors for final action at their December 2, 2014, public hearing. The item was deferred a number of times by the Board of Directors awaiting approval by the Chenal Design Review Committee (DRC). As of date this approval has not been received by the applicant. Based on the previous Board of Directors action staff feels the applicant should have approval of the Chenal DRC prior to the Commission hearing and approving the revised site plan. PLANNING COMMISSION ACTION: (JULY 16, 2015) The applicant was not present. There were no registered objectors present. Staff presented the item requesting a deferral of the item to the August 27, 2015, public hearing to allow staff additional time to review information submitted by the applicant. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. STAFF UPDATE: The applicant has submitted a revised site plan and sketch grading plan to staff. The revised plans somewhat address staff’s concerns previously raised related to the sketch grading and drainage plan. Staff is continuing to review the item submitted and will provide a recommendation at the Commission’s August 27, 2015, public hearing. October 8, 2015 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-6532-G 14 PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There was one registered objector present. Staff presented the item stating they felt the item should be deferred to allow the applicant additional time to seek approval of the Chenal Design Review Committee. Staff stated the item was approved by the Commission in October of 2014 and was forwarded to the Board of Directors for final action. Staff stated the Board of Directors would not hear the request due to the applicant not having approval by the Design Review Committee. Staff stated the applicant had submitted a revised site plan to staff which the Board of Directors could not hear due to the Board not be able to consider a request that differed from the request and approval by the Planning Commission. Staff stated they felt there would be additional modifications to the site plan which would then require the Commission to act on different site plan. Staff requested the Commission defer the request until the applicant had an approved site plan from the Design Review Committee. Mr. Cliff McKinney requested the Commission hear the request. He stated he and his client felt it was time to move the item forward for final resolution. He stated he and his client had worked with the review committee and felt they were making progress. He stated the plan presently before the Commission could be constructed with little to no modifications. Commissioner Berry stated he was the Commissioner who had stated with the original submission that the item should move forward. He stated he did not feel the Commission’s role was to enforce private restrictions. He stated his fear was if the plan was approved and there were modifications the Commission would be back reviewing and approving a different site plan. A motion was made to defer the request to the October 8, 2015, public hearing. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. STAFF UPDATE: The applicant submitted a revised site plan to staff in an attempt to address comments raised by the Chenal Architectural Control Committee. The revised plan indicates the development of 90 buildings each containing two (2) units. The units are proposed as one and two (2) story buildings. The plan includes a clubhouse/administrative office to serve the development. The development is proposed in three (3) phases. The first phase includes the construction of 38 buildings for a total of 76 units. The second phase allows the construction of 25 buildings and 50 units and the final phase includes the construction of 27 buildings for a total of 54 units. October 8, 2015 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-6532-G 15 The units are one and two (2) story buildings. The two (2) story buildings will have walk-out basements. From the view of the street the units will appear as a single level building but in the rear the buildings will have the second level. Building setbacks are indicated at 25-feet from the back of curb. There is a 20-foot building separation between buildings, side yard separation and a 15-foot rear yard building setback. The site plan indicates several retaining walls scattered around the site. The site plan notes all walls will be less than 15-feet in height. A decorative fence is proposed along Chenal Valley Drive. The fence will be a maximum of six (6) feet in height. Along the remaining perimeters fencing will be installed as a six (6) foot solid screening fence or decorative fencing also limited to six (6) feet in height. The site plan indicates the placement of a detention facility with access near the clubhouse/administrative office. The detention will be sized to accommodate the stormwater detention needs of the development. Staff continues to support the development plan as presented by the applicant. The applicant is working with the Architectural Control Committee to resolve their concerns. As previously recommended staff feels the ACC should provide a recommendation on the request. PLANNING COMMISSION ACTION: (OCTOBER 8, 2015) The applicant was not present. There were no registered objectors present. Staff presented the item stating the developer had not received approval from the Chenal Architectural Review Committee. Staff presented a request for deferral of the item to the November 5, 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 9 ayes, 0 noes and 2 absent. October 8, 2015 ITEM NO.: E FILE NO.: Z-6323-U NAME: The Village at Rahling Road Lot 13 Short-form PCD LOCATION: Located at 40 Rahling Circle DEVELOPER: Deltic Timber Corporation 7 Chenal Valley Boulevard Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.5 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: C-2, Shopping Center District Uses PROPOSED ZONING: Revised PCD PROPOSED USE: C-2, Shopping Center District uses VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow the southern drive nearer the property line than typically allowed per the ordinances. BACKGROUND: On August 5, 1997, the Board of Directors adopted Ordinance No. 17,542 which established The Village at Rahling Road Long-form PCD. The PCD established a 14-lot development with C-2, Shopping Center District uses being permitted. The initial action approved a site plan for Lots 1 and 2 of the development with the intent being that each of the remaining lots would be brought to the Commission and Board of Directors for a revision to the PCD on an individual lot basis as a particular development was proposed. Subsequent revision to the PCD zoning have allowed for the development of a number of the individual lots. October 8, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-6323-U 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The proposed development contains 1.5-acres located within the Village at Rahling Road. The property is located south of the Bank of Little Rock branch bank and north of the Thompson public library. The development is currently zoned PCD with C-2, Shopping Center District uses as allowable uses. The building is proposed as a two-story construction with a footprint of approximately 12,531 square feet for a total space of 25,062 square feet. Total parking count is 79 spaces with parallel parking available along Rahling Circle. Access will be shared with Bank of Little Rock utilizing the existing driveway to the north. An additional driveway will be constructed on the south side of the facility to provide circulation around the proposed building. The request includes a variance from Sections 30-43 and 31-210 to allow the southern drive nearer the property line than typically allowed per the ordinances. The driveway for the existing library is to the south eliminating any traffic conflicts. B. EXISTING CONDITIONS: The lot is vacant and was cleared and graded with the development of the shopping center. To the south is a branch library and to the north is a bank. Across Rahling Circle is the commercial portion of the development in the town center and offices. Previous approvals have allowed additional retail to the west of this development along Rahling Circle which have not been constructed. To the east is a multi-family development. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All property owners located within 200-feet of the site were notified of the public hearing. There is not an active City of Little Rock recognized neighborhood association located in this immediate area. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the private right-of-way prior to occupancy. 2. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. October 8, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-6323-U 3 3. 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. 4. 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. 5. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. With the proposed shared access driveway and also a second driveway, the second driveway should be located at least 125 feet from the side property line. A variance must be requested for the location of the second driveway. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Dumpster enclosure cannot encroach into the sewer easement. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. A three phase underground power line exists at the rear of this property along the property line. Contact Entergy in advance regarding future service requirements to the development and future facilities locations as this project proceeds. 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. October 8, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-6323-U 4 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 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. 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 (Captain Tony Rhodes 501.918.3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. October 8, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-6323-U 5 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 and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial District) to allow for development of an office building on this site. Master Street Plan: Rahling Circle is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. 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. 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 October 8, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-6323-U 6 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. 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. 5. An irrigation system shall be required for developments of one (1) acre or larger. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2015) Mr. Joe White of White-Daters was present representing the request. Staff presented an overview of the item questioning the total square footage and the use proposed for the building. Staff questioned the days and hours of operation for the office use. Public Works comments were addressed. Staff stated the driveway would require a variance from the minimum spacing distance from the property line for the southern driveway. Staff also stated any retaining walls would require an engineer’s certification of design and an as-built certification after construction. Staff stated a grading permit was required prior to any construction on the site. Landscaping comments were addressed. Staff stated street buffers were required at a minimum of nine (9) feet along Rahling Circle. Staff stated building landscaping was required and an automatic irrigation system was required for site over one (1) acre. 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 August 5, 2015, Subdivision Committee meeting. The applicant has provided the days and hours of operation, the building square footage and the proposed use of the building. October 8, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-6323-U 7 The development contains 1.5-acres and is proposed with a two-story building with a footprint of approximately 12,531 square feet for a total space of 25,062 square feet. The maximum building height proposed is 35-feet. The development is currently zoned PCD utilizing C-2, Shopping Center District uses as allowable uses. The proposed user of the building is an office user. The building is pulled up to the street along Rahling Circle and the proposed parking is located behind the building. The total on-site parking provided is 79 parking spaces. Within the development there are parallel parking spaces available along Rahling Circle. The zoning ordinance would typically require the placement of 62 parking spaces to serve an office use. Access will be shared with Bank of Little Rock utilizing the existing driveway to the north. An additional driveway will be constructed on the south side of the facility to provide circulation around the proposed building. The request includes a variance from Sections 30-43 and 31-210 to allow the southern drive nearer the property line than typically allowed per the ordinances. The driveway for the branch library was constructed on the south property line which will eliminate any traffic conflicts. The days and hours of operation are from 6 am to 10 pm seven (7) days per week. The site plan indicates the placement of a dumpster within the parking lot area. A note on the site plan states the dumpster will be fully screened with brick masonry walls on three (3) sides and solid metal gates on the front. The hours of dumpster service have not been limited. The site plan notes signage will comply with signage allowed in office zones by the City of Little Rock and with the architectural design elements of the Village of Rahling Road, not to exceed six (6) feet in height and forty (40) square feet in area. The site plan includes an informational sign located behind the building, adjacent to the parking area, to direct clients to the suite of their appointment. Staff is supportive of the request. The building and parking are similar to the originally approved PCD for the Villages at Rahling Road. Staff feels the development of the site 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. October 8, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-6323-U 8 Staff recommends approval of the variance request from Sections 30-43 and 31-210 to allow the southern drive nearer the property line than typically allowed per the ordinances. PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated August 20, 2015, requesting deferral of this item to the October 8, 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 11 ayes, 0 noes and 0 absent. STAFF UPDATE: There has been no change in this application request since the previous staff write-up and analysis. Staff continues to recommend approval of the request. PLANNING COMMISSION ACTION: (OCTOBER 8, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated October 5, 2015, requesting withdrawal of this item. Staff stated the requested withdrawal would require a waiver of the Commission’s By-laws with regard to the late withdrawal request. Staff stated they were supportive of the withdrawal request. The chair entertained a motion for approval of the By-law waiver with regard to the late withdrawal request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. October 8, 2015 ITEM NO.: F FILE NO.: Z-6323-V NAME: The Village at Rahling Road Lot 1C Short-form PCD LOCATION: Located South of 21 Rahling Circle DEVELOPER: Deltic Timber Corporation 7 Chenal Valley Boulevard Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.75 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: C-2, Shopping Center District Uses PROPOSED ZONING: Revised PCD PROPOSED USE: C-2, Shopping Center District uses VARIANCE/WAIVERS: None requested. BACKGROUND: On August 5, 1997, the Board of Directors adopted Ordinance No. 17,542 which established The Village at Rahling Road Long-form PCD. The PCD established a 14-lot development with C-2, Shopping Center District uses being permitted. The initial action approved a site plan for Lots 1 and 2 of the development with the intent being that each of the remaining lots would be brought to the Commission and Board of Directors for a revision to the PCD on an individual lot basis as a particular development was proposed. Subsequent revision to the PCD zoning have allowed for the development of a number of the individual lots. October 8, 2015 SUBDIVISION ITEM NO.: F (Cont.). FILE NO.: Z-6323-V 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing to develop 1.8-acres located within the Village at Rahling Road with a new two-story building with a building footprint of approximately 13,027 square feet for a total of 26,078 square feet of leasable space. The development is currently zoned PCD utilizing C-2, Shopping Center District uses as allowable uses. The area is currently paved and being used as parking. Portions of the existing parking will remain. Parking provided on the site will include 82 parking spaces. Within the development there are parallel parking spaces available along Rahling Circle. B. EXISTING CONDITIONS: The site is being used as parking for the businesses located along Rahling Circle. Rahling Circle has developed with office and commercial uses. The office uses are primarily located along the circle and the commercial uses are located in the town center fronting Rahling Road. Two (2) commercial developments have been approved to the west of this site which have not been initiated. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All property owners located within 200-feet of the site were notified of the public hearing. There is not an active City of Little Rock recognized neighborhood association located in this immediate area. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. 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 three phase underground power line exists to the north of this property and across the street/circle to the south of this property. Contact Entergy in advance regarding future service October 8, 2015 SUBDIVISION ITEM NO.: F (Cont.). FILE NO.: Z-6323-V 3 requirements to the development, line extension, and future facilities locations as this project proceeds. CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water 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. October 8, 2015 SUBDIVISION ITEM NO.: F (Cont.). FILE NO.: Z-6323-V 4 8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives 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 (Captain 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. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial District) to allow for the development of a building for future office and medical uses on this site. October 8, 2015 SUBDIVISION ITEM NO.: F (Cont.). FILE NO.: Z-6323-V 5 Master Street Plan: Rahling Circle is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. 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. 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. 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. 5. An irrigation system shall be required for developments of one (1) acre or larger 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2015) Mr. Joe White of White-Daters and Associates was 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 cover letter and the site plan did not agree on the proposed use of the building or the total square footage of the building. Staff questioned the proposed parking and if there was sufficient street parking to support the proposed uses as well as the additional uses within the development. October 8, 2015 SUBDIVISION ITEM NO.: F (Cont.). FILE NO.: Z-6323-V 6 Public Works comments were addressed. Staff stated any broken curb, gutter or sidewalk which was damaged or missing was to be replaced with the certificate of occupancy. Staff stated if disturbed area was one (1) or more acres a NPDES stormwater permit was required prior to the start of construction. Landscaping comments were addressed. Staff stated screening of the vehicular use area was required adjacent to the street right of way. Staff stated a small amount of building landscaping would be required at the time of development of the site. Staff stated a perimeter landscape strip a minimum of nine (9) feet was required adjacent to the street right of way. 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. The applicant has provided the proposed building square footage and has indicated additional parking on the site plan. The request is to revise the site plan for this lot located within the Village at Rahling Road Long-form PCD. The site contains 1.8-acres. The building is proposed as a two-story building with a building footprint of approximately 13,027 square feet for a total of 26,078 square feet of leasable space. The maximum building height proposed is 35-feet. The development is currently zoned PCD utilizing C-2, Shopping Center District uses as allowable uses. The proposed user of the building is an office user. The area is currently paved and being used as parking. The building in the originally approved PCD was located north of the portion of the site currently proposed for the building with the parking located in front of the proposed building. The current proposal pulls the building to the street and places the parking in the rear of the building. Parking proposed on the site will include 82 parking spaces. Within the development there are parallel parking spaces available along Rahling Circle. The zoning ordinance would typically require the placement of 65 parking spaces to serve an office use. The days and hours of operation are from 6 am to 10 pm seven (7) days per week. The site plan indicates the placement of a dumpster within the parking lot area. A note on the site plan states the dumpster will be fully screened with brick masonry walls on three (3) sides and solid metal gates on the front. The hours of dumpster service have not been limited. October 8, 2015 SUBDIVISION ITEM NO.: F (Cont.). FILE NO.: Z-6323-V 7 The site plan notes signage will comply with signage allowed in office zones by the City of Little Rock and with the architectural design elements of the Village of Rahling Road, not to exceed six (6) feet in height and forty (40) square feet in area. Staff is supportive of the request. The applicant has indicated 17 percent building coverage, 48 percent paved area and 35 percent landscaped area. The building and parking are similar to the originally approved PCD for the Villages at Rahling Road. Staff feels the development of the site 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: (AUGUST 27, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated August 20, 2015, requesting deferral of this item to the October 8, 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 11 ayes, 0 noes and 0 absent. STAFF UPDATE: There has been no change in this application request since the previous staff write-up and analysis. Staff continues to recommend approval of the request. PLANNING COMMISSION ACTION: (OCTOBER 8, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated October 5, 2015, requesting deferral of this item to the November 19, 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. The Chair entertained a motion for approval of the By-law waiver with regard to the late October 8, 2015 SUBDIVISION ITEM NO.: F (Cont.). FILE NO.: Z-6323-V 8 deferral request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. October 8, 2015 ITEM NO.: G FILE NO.: S-1753 NAME: Belle Pointe View Estates Preliminary Plat LOCATION: Located on the West end of Belle Pointe Drive DEVELOPER: Bo Bridges 13914 Belle Pointe Drive Little Rock, AR 72212 ENGINEER: White Daters and Associates Attn. Joe White 24 Rahling Circle Little Rock, AR 72223 AREA: 40.0 acres NUMBER OF LOTS: 11 FT. NEW STREET: 600 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.19 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting preliminary plat approval for a project located just west of the Belle Pointe Subdivision. The developer has the 40 acres under contact and is proposing to develop 11 single-family lots by extending Belle Pointe Drive to the west. The street is proposed as a gated private street constructed to public street standard. The proposed lots are similar in size to those within the existing Belle Pointe subdivision. The 11 lots will be developed on approximately 10 acres of the property. The remaining 30 acres has not been planned but will be developed from Beckenham Drive. The undeveloped area is indicated on the preliminary plat for future development. October 8, 2015 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: S-1753 2 B. EXISTING CONDITIONS: Belle Pointe Drive is located along a ridge with the existing homes having significant slopes in their rear yards. This area of the City has developed with a number of single-family subdivisions including the Villages of Wellington to the south, Pebble Beach to the north and Hillsborough to the east. Belle Pointe Drive has only one access from Saddle Hill Drive. There are no sidewalks located along Belle Pointe Drive. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners and residents. All abutting property owners along with the Hillsboro and the Marlow Manor Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Private streets are to be constructed to public street standards. 2. What is the proposed slope of the streets? 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 or grade beyond the access easement with construction of the subdivision? 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. 6. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering, Greg Simmons, gsimmons@littlerock.org or 501.379.1813 for more information. 7. 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. October 8, 2015 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: S-1753 3 8. Street names and street naming conventions must be approved by Public Works. Contact Glenn Haley, ghaley@littlerock.org or 501. 371.4537. The proposed street names are too confusing and lengthy. 9. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 10. Retaining walls designed to exceed 15 feet in height are required to seek a variance for construction. Provide proposed wall elevations. 11. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as-built certification is required for construction of the retaining wall. 12. Provide a Sketch Grading and Drainage Plan per Section 29-186 showing the proposed street centerline grades. 13. A concrete street apron should be constructed at the beginning of the street to show the street is private. 14. The proposed gate should be moved away from the cul de sac as far as possible. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easement if new service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to the proposed preliminary plat. There are both underground and overhead electrical facilities in the area. However, contact Entergy in advance to discuss load requirements, facilities layout and the time schedule for the development. CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. October 8, 2015 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: S-1753 4 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. 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. 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. October 8, 2015 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: S-1753 5 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. 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. October 8, 2015 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: S-1753 6 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 (Captain 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. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2015) Mr. Joe White of White Daters and Associates was present representing the request. Staff presented an overview of the item stating the applicant was requesting preliminary plat approval to allow the development of 15 new residential lots by the extension of Belle Pointe Drive. Staff stated the plat as currently proposed did include variances to allow for double frontage lots and a variance for the lot depth to width ratio. Staff requested Mr. White provide the distance from the property line for the proposed northern most cul de sac. Staff also requested Mr. White provide the lot width at the building line for Lots 4, 5, 10 and 11. Public Works comments were addressed. Staff stated private streets were to be constructed to public street standard. Staff also requested Mr. White provide the proposed slope of the streets. Staff stated the City’s stormwater detention ordinance would apply to the development of the lots. Staff requested Mr. White move the proposed gate as far to the north as possible to limit blocking of the street by residents waiting to enter the subdivision. Staff stated the street names were too long and confusing. Staff requested he reconsider the proposed street names within the subdivision. Staff requested Mr. White provide a letter from the Fire Marshal indicating the proposed ingress and egress was adequate to meet State Fire Code. October 8, 2015 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: S-1753 7 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 has reduced the number of lots proposed for the development from 15 lots to 11 lots. The revised plan has indicated the lot widths at the building lines for the lots fronting the cul-de-sac street. The revised plan has also relocated the gate into the development to limit blocking of the existing Belle Pointe Drive cul-de-sac. The remaining acreage has not been planned. The plat as presented does not allow future access from this portion of the development with the exception of an access for fire and emergency vehicles. The future development portion of the parcel has access and frontage on Beckenham Drive. The developer has the 40 acres under contact and is proposing to develop 11 lots by extending Belle Pointe Drive to the west. The street is proposed as a gated private street constructed to public street standard. The proposed lots are similar in size to those within the existing Belle Pointe subdivision. The property is zoned R-2, Single-family and is proposed with development standards per the R-2, Single-family zoning district. The lots are indicated with an average lot size of 125-feet by 330-feet with an average lot area of 0.94 acres. The area to be developed contains approximately 10-acres. Section 31-207 states new private residential streets are discouraged, however, private streets may be approved by the Planning Commission to serve isolated developments. The design standard is to conform to public street standards as specified in the subdivision ordinance. Private streets are permissible only in the form of a cul-de-sac and short loop streets and only when it has been determined that these streets can be adequately served by all public service vehicles. Private streets are not allowed when there is a possibility of through traffic or vehicular connection to another public street. The Bill of Assurance recorded for Belle Pointe Subdivision outlines covenants and development standards for the Belle Pointe plat recorded for the original lots. The subdivision included 41 residential lots and two (2) tracts. Under the Use of Land Section the Bill of Assurance states the property shall be held, owned and used only as residential building sites. Tract ‘A’ shall remain open space until combined with other land to make a buildable residential lot with the approval of the Little Rock Planning Commission. Tract B shall remain open space. No structure or other improvements shall be erected, altered, placed or permitted to remain on any building site other than a single detached single-family residence and the appurtenance thereunto such as driveway, sidewalks and fences as October 8, 2015 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: S-1753 8 hereinafter permitted. Each residence erected or maintained upon the property herein shall have a two-car carport or garage unless the requirement for such attachment is waived in writing by the undersigned. Tract ‘A’ is the portion of the plat the applicant is proposing to take access over with the new private street. Appendix D of the 2006 International Fire Code Section D107 One or two-family residential development, D107.1 One or two family dwelling residential development. Developments of one or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with separate and approved fire apparatus access roads and shall meet the requirements of Section D104.3 (Remoteness. Where two 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 property or area to be served, measured in a straight line between accesses.) An exception is noted. 1. Where there are more than 30 dwelling units on a single public or private street and all dwelling units are equipped throughout with an approved automatic sprinkler system access from two directions is not 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. The applicant has indicated a secondary access road will be constructed to the north connecting to Beckenham Drive or if the street grade to make this connection cannot be met the homes will be sprinkled per the International Fire Code. The fire apparatus access roads shall not exceed ten (10) percent grade. Grades steeper than ten (10) percent must be approved by the fire chief. Staff is supportive of the requested preliminary plat. The preliminary plat appears to fully comply with the minimum development standards of the City’s Subdivision and Zoning Ordinances. To staff’s knowledge there are no outstanding technical issues in need of address. 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 if the street grade for the secondary emergency access road cannot be achieved the developer must sprinkle the homes as required by the fire code. October 8, 2015 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: S-1753 9 PLANNING COMMISSION ACTION: (JULY 16, 2015) The applicant was present. There were registered objectors present. Staff stated the applicant had submitted a request dated July 15, 2015, requesting deferral of the item to the August 27, 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. A motion was made to approve the by-law waiver request to allow for the late deferral request. The by-law waiver for deferral request was approved by a vote of 11 ayes, 0 noes and 0 absent. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. STAFF UPDATE: There has been no change to this application request since the previous staff write-up and analysis. Staff continues to recommend approval as indicated in the agenda write-up dated July 16, 2015. PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There were a number of registered objectors present. Staff presented the item with a recommendation of approval. Staff stated the proposed preliminary plat meet with all the requirements of the City’s Subdivision Ordinance and no variances were being requested. Mr. Mike Childress addressed the Commission on behalf of the developer. He stated the subdivision was proposed with 11 lots for single-family development. He stated the size of the lots met the minimum standards of the ordinances. He stated the plat included 10 acres of a 40 acre parcel. He stated the topography of the site did not allow for development of the parcel with access from Beckenham Road only. He stated the development was a two (2) phase development. He stated he would not get into the details of the litigation. He stated the litigation was not related to the merits of the application or the request. Ms. Sara Robertson addressed the Commission in opposition of the request. She provided the Commission with a copy of the original plat for Belle Pointe. She stated the subdivision was developed with cul de sacs on each end. She stated no further development through the subdivision was proposed. She stated the bill of assurance for the subdivision stated Tract A was to be combined with additional land area for the construction of one (1) new single-family home. She stated the homeowners had filed October 8, 2015 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: S-1753 10 suit for a determination as to if the Tract could serve as access to the new lots. She stated Ordinance No. 20,689 adopted by the Board of Directors in 2013 was approved because of the traffic on Hinson Road. She stated the approval of the plat would increase traffic and generate additional traffic on Beckenham and Hinson Road. She requested the Commission deny the request and if not deny the request to delay their approval until after the court had ruled. Mr. Bucky Magness addressed the Commission in opposition of the request. He stated he bought his home in 1998 and was provided a bill of assurance for the subdivision when he bought his home. He stated the bill of assurance stated Tract A was to remain as open space until combined with additional land area to construct a new home. He stated the developer wanted to use Tract A as a street. He stated the Master Street Plan closed the street. He stated he was one of nineteen homeowners on Belle Pointe that had filed the law suit concerning the use of Tract A. He requested the Commission defer the request until after the court decision. He stated with the development of 11 new homes this would generate an additional 880 vehicle trips per day. He stated this was in direct conflict with Ordinance No. 20,689. He stated Beckenham Drive exited onto Hinson Road just four (4) blocks from Pulaski Academy School which two (2) times per day traffic was at a stand-still. Ms. Cynthia Waldron addressed the Commission in opposition of the request. She stated the use of Tract A was in direct violation of the Bill of Assurance for the subdivision. She stated the developer had provided the neighborhood with a number of proposals for the development of the 40-acre tract. She stated one (1) of the plats included two (2) streets. She stated the width of the cul de sac on Belle Pointe was 17-feet which was less width than a two (2) car garage. She stated the key pad was located at the end of the driveway for the end home of the cul de sac. She stated additional phases would increase the traffic on Belle Point Drive. She stated with the addition of through traffic a result could be an increase crime. She stated to her ‘a’ met one and the development as proposed violated the bill of assurance. She requested the Commission defer the request until the courts had ruled on the suit. Mr. David Laumer addressed the Commission in opposition of the request. He stated he was on the Hillsborough Property Owners Association Board and his neighborhood had voted to oppose the request and support the residents of Belle Pointe. He stated based on the current street layout the residents of the neighborhood had no way of knowing the street would be extended. He stated plat maps were put in place to allow people the ability of knowing what they are buying. He stated the plat map filed for this subdivision did not give any indication the area would be developed. He stated he did not feel the Commission had enough information to make a decision on the request. October 8, 2015 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: S-1753 11 Mr. Dave Justice addressed the Commission in opposition of the request. He stated he lived down the hill on Beckenham Drive. He stated the 2013 ordinance kept Beckenham from going thorough. He stated the development would generate additional traffic on Beckenham which was in conflict with the approved ordinance. Ms. Wanda Crow addressed the Commission stating she was in opposition of the request. She stated she loved all the comments made by the other speakers. Mr. Eugene Brandao addressed the Commission stating he was opposed to the request. He stated the street was shown to extend Beckenham Drive up through the subdivision and connecting to Belle Pointe Drive. He stated the removal of Beckenham Drive from the Master Street Plan was a hard fought fight. He stated extending Beckenham Drive was in violation of the ordinance adopted by the Board of Directors. Ms. Catherine VanDuinen addressed the Commission in support of the request. She stated she bought her home in 1994 and was the third home constructed on the street. She stated she was on the other end of the street. She stated she was always told the street would be extended and this was why she bought on the other end. She stated the new construction would add value and increase property values for the residents of Belle Pointe. She stated she had not opposition to the request. Mr. Mickey Loeb addressed the Commission in opposition of the request. He stated his concern was stormwater. He stated the site had a steep grade and currently there were a number of diversionary ditches and creeks located on the property. He stated the native forest vegetation allowed for diversion of stormwater and runoff. He stated he felt the development could overwhelm the stormwater facilities in the area. He requested no grading be allowed until all controls were in place. Mr. Mike Childress stated there were no plans to extend Beckenham. He stated the connection would only be constructed as an emergency access. He stated the development of the remaining area was a discussion for a later day. He provided the Commission with two (2) letters of support for the proposed subdivision. He stated the development met with the minimum development standards of the subdivision ordinance and the proposal had staff support. He stated he did not feel the Commission could deny the request based on the Richardson case. Mr. Shawn Overton, Deputy City Attorney, addressed the Commission stating if there were no variances associated with the proposed preliminary plat the Commission was to approve the preliminary plat request. He stated based on a court case, Richardson vs. the City of Little Rock established the criteria under which a plat must be reviewed and if and when the Commission could deny a request. A motion was made to defer the request until the October 8, 2015, public hearing. The motion carried by a vote of 9 ayes, 2 noes and 0 absent. October 8, 2015 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: S-1753 12 STAFF UPDATE: The applicant failed to notify property owners as required by the Commission’s by-laws. Staff recommends deferral of the item to the November 19, 2015, public hearing. PLANNING COMMISSION ACTION: (OCTOBER 8, 2015) The applicant was 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 the item to the November 19, 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 9 ayes, 0 noes and 2 absent. October 8, 2015 ITEM NO.: H FILE NO.: Z-9041 NAME: The Trails Long-form PD-R LOCATION: Located on the Southside 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. October 8, 2015 SUBDIVISION ITEM NO.: H (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 October 8, 2015 SUBDIVISION ITEM NO.: H (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. October 8, 2015 SUBDIVISION ITEM NO.: H (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. October 8, 2015 SUBDIVISION ITEM NO.: H (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. October 8, 2015 SUBDIVISION ITEM NO.: H (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 October 8, 2015 SUBDIVISION ITEM NO.: H (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. October 8, 2015 SUBDIVISION ITEM NO.: H (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. October 8, 2015 SUBDIVISION ITEM NO.: H (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. October 8, 2015 SUBDIVISION ITEM NO.: H (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. October 8, 2015 SUBDIVISION ITEM NO.: H (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. October 8, 2015 SUBDIVISION ITEM NO.: H (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. October 8, 2015 SUBDIVISION ITEM NO.: H (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 October 8, 2015 SUBDIVISION ITEM NO.: H (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 October 8, 2015 SUBDIVISION ITEM NO.: H (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. October 8, 2015 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: Z-9041 16 STAFF UPDATE: The applicant submitted a revised site plan/preliminary plat to staff in an effort to address staff’s concerns related to the previous site plan/preliminary plat and staff’s analysis and recommendation. The applicant has reduced the number of lots from 299 lots to 253 lots. The applicant has increased the minimum lot area from 4,000 square feet to a minimum of 5,000 square feet. The plat indicates 76 lots as “ridge” type lots. The “ridge” lots are indicated with a 30-foot front setback, 15-foot side yard setbacks and 15-foot rear yard setbacks. The rear building line for the “ridge” lots abutting Kanis Road is indicated at 100-feet and is proposed as a platted conservation, canopy easement. The “ridge” lots are indicted containing one-half acre to approximately 1.5 acres. The plat indicates the remaining 177 “cottage style” lots with a minimum buildable area of 5,000 square feet. The lots are indicated with a 15-foot front yard setback, 5-foot side yard setbacks and a 10-foot rear yard setback. The applicant has met with the state fire marshal’s office to review connectivity of this development and to allow access to emergency personnel for the cul de sac streets proposed with more than 30 residential lots. The state fire marshal’s office has agreed with the applicant’s proposal to allow secondary all weather accesses through the open space as proposed by the applicant. The applicant is requesting a variance to allow the emergency access roads to exceed the maximum 10 percent street grade. This is allowable if approved by the fire chief. The request includes a waiver of the required ½ street improvements to Walnut Grove Road. The applicant has indicated right of way will be dedicated per the Master Street Plan. The applicant has also indicated right of way dedication along Kanis Road will be provided per the Master Street Plan. The applicant has indicated street widening to Kanis Road will be completed per the Master Street Plan. The widening includes a minimum of eleven (11) foot drive lane and a four (4) foot graveled shoulder. The construction of the street and the subdivision is proposed in phases. The phasing plan for the subdivision includes six (6) phases. The request includes in-lieu of sidewalks alternative pedestrian paths be constructed within the open space areas of the subdivision. The applicant is seeking a variance to allow the street grades to exceed the maximum street grade for a collector street. The plan indicates a maximum street grade of 15 percent for the proposed collector street. The master street plan allows a maximum street centerline grade of 12 percent on a standard collector street. The master street plan allows a maximum centerline grade for a standard residential street to be 15 percent and for a minor residential street a maximum centerline grade of 16 percent which may be increased to 18 percent with approval. The applicant has stated all street grades will not exceed 15 percent. October 8, 2015 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: Z-9041 17 As previously noted the proposed PD-R will allow accessory structures and fences 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. Subdivision identification signage is proposed at the two (2) entrances to the subdivision. A sign is proposed on each side of the entrance street on the east end of the development. The signs are proposed 8-feet 5-inches by 14-feet 2-inches. On 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. Staff continues to not support the applicant’s request. The purpose and intent section of the planned zoning development district regulations for the Planned Residential District outlines the intent of the zoning district. The Ordinance states the PRD district is intended to accommodate mixed or clustered residential developments and the PD- Residential district is intended to accommodate single use residential developments which are determined to be more appropriate for a PD application than a general residential reclassification (R-2, Single-family zoning). The legislative purpose, intent and application of the ordinance states a desire to provide a harmonious relationship with the surrounding development, minimizing such influences as land use incompatibilities, heavy traffic and congestion, and excessive demands on planned and existing public facilities. The ordinance states permitted uses are all residential uses permitted by the municipal plan and compatible with the density of the area. Staff does not feel the application as filed meets the intent and is not consistent with the development pattern in this general area. Although there are developments located north of this site which were approved and have developed with lot sizes somewhat similar to the applicant’s request, the developments are located in an area of the City which has a mix of lot sizes and these developments are stepping down from larger lots within the Chenal Valley Subdivision. Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JULY 16, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant was requesting a deferral of the item to the October 8, 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 11 ayes, 0 noes and 0 absent. October 8, 2015 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: Z-9041 18 STAFF UPDATE: The applicant submitted a written request dated August 31, 2015, requesting withdrawal of the item. Staff is supportive of the withdrawal request. PLANNING COMMISSION ACTION: (OCTOBER 8, 2015) The applicant was present. There were registered objectors present. Staff presented the item stating the applicant had submitted a written request dated August 31, 2015, requesting withdrawal of the item. 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 9 ayes, 0 noes and 2 absent. October 8, 2015 ITEM NO.: I FILE NO.: Z-9042 NAME: The Trails Conditional Use Permit LOCATION: Located on the Southside 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 October 8, 2015 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-9042 2 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 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 October 8, 2015 SUBDIVISION ITEM NO.: I (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 October 8, 2015 SUBDIVISION ITEM NO.: I (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. October 8, 2015 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-9042 5 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. 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. October 8, 2015 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-9042 6 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 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 October 8, 2015 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-9042 7 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 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. October 8, 2015 SUBDIVISION ITEM NO.: I (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. STAFF UPDATE: The Conditional Use Permit (CUP) application request has not changed. The applicant is seeking approval of a CUP to allow a wastewater treatment system to serve the proposed single-family subdivision, The Trails Long-form PD-R. The discharge of the treatment plant will be Fletcher Creek. Prior to any activity on the site the applicant must seek approval from the Arkansas Department of Health and the Arkansas Department of Environment Quality for the placement of the treatment plant and the discharge to the adjacent creek. Once again staff is not supportive of the proposed PD-R rezoning request and without approval of the zoning request the CUP for the wastewater treatment plant is not necessary. PLANNING COMMISSION ACTION: (JULY 16, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant was requesting a deferral of the item to the October 8, 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 11 ayes, 0 noes and 0 absent. STAFF UPDATE: This application is a companion application to a preliminary plat for the Trails Subdivision (S-1758) to allow the development of a single-family subdivision with 266 single-family homes. Access to the treatment plant is via an access road to the treatment plant extending from Twilight Trail to the proposed plant. In the area proposed for the treatment plant there are few homes. There is a single-family home October 8, 2015 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-9042 9 located approximately 650-feet (as measured from the City’s GIS) from the area proposed for the treatment plant. The wastewater from the homes will be collected via a combination of gravity collection sewer and tight line forced mains and conveyed to a packaged treatment plant located south of the larger of the two (2) ponds proposed with the plat. 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 requirements of the Arkansas Department of Health and the Arkansas Department of Environmental Quality (ADEQ). The plant will be developed in phases with the initial construction sized to accommodate the development of the first few phases. As subsequent phases are developed the treatment plant will be enlarged to accommodate the new flows. The phasing of the plant installation allows the treatment plant to be sized to accommodate the homes that that phase is serving. The staging is a benefit in that should the entire subdivision not develop or develop at a slower pace than the developer anticipates the residents living in the subdivision can pay the cost of operations and maintenance of the treatment system. The proposed Bill of Assurance outlines the “community system”, the wastewater disposal system. The Bill of Assurance states the “community system” will be constructed by the developer and maintained by the developer and/or his agent as dictated by the laws of the State of Arkansas. Maintenance and operation of the “community system” will be performed by a Class II or Class III operator approved by the Arkansas Department of Environmental Quality (ADEQ). Landscaping on the site will be in accordance to Chapter 15, Article IV of the City of Little Rock’s Municipal Code. A minimum 50 foot buffer will be maintained from any necessary structures to the property line around the entire perimeter. The existing vegetation in the buffer zone, as well as, future building areas will be undisturbed to the maximum extent practical. Areas that must be disturbed during construction will be reestablished. On-site lighting will be in compliance with “dark sky” guidelines. However, sufficient lighting will be used for OSHA standards as needed for maintenance and security. Staff is continuing to review the proposed wastewater treatment plant. Staff recommendation is forthcoming on the conditional use permit request. October 8, 2015 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-9042 10 PLANNING COMMISSION ACTION: (OCTOBER 8, 2015) The applicant was present. There were a number of registered objectors present. Staff presented the item stating the applicant was seeking a deferral of the item. Staff stated the deferral request would require a waiver of the Commissions By-laws with regard to the number of previous deferral requests. Staff stated the Commission’s By-laws allowed the applicant to request two (2) deferrals which had already been granted. Staff stated they were not supportive of the deferral request. Staff stated they felt the applicant had sufficient time to address their concerns and did not favor the deferral request. Commissioner Berry stated he felt the developer should be granted the deferral. He stated the request was a complex request and would take time to work through all the issues. Commissioner Berry stated the Commission at their discretion could defer an item to obtain additional information. Commissioner Berry stated he felt there were a number of outstanding technical issues which had not been addressed by the applicant. Commissioner Berry made a motion to defer the request to the January 7, 2016, public hearing. The motion carried by a vote of 8 ayes, 0 noes, 2 absent and 1 abstention (Commissioner May). October 8, 2015 ITEM NO.: 1 FILE NO.: S-1757 NAME: Morrison Subdivision Preliminary/Final Plat LOCATION: Located at 11623 Sardis Road DEVELOPER: Earlene Morrison 11623 Sardis Road Little Rock, AR 72209 SURVEYOR: Smith and Goodson 7509 Cantrell Road, Suite 227 Little Rock, AR 72207 AREA: 0.742 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 15 – Geyer Springs West CENSUS TRACT: 41.04 VARIANCE/WAIVERS: A variance to allow the creation of a lot without public street frontage. (Section 31-231) A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing the subdivision to allow the division of this existing tract of land situated at 11623 and 11625 Sardis Road. The purpose of the subdivision is to divide the property into two (2) separate lots, one which will be sold to a buyer currently living on the site. The existing conditions of the property are shown on the final plat and no new development is being proposed. Water will be provided by Central Arkansas Water and sewer disposal is by Little Rock Wastewater. One (1) of the lots is being created as a lot without public street frontage. An access easement from Sardis Road is proposed to provide access to the lot. October 8, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1757 2 B. EXISTING CONDITIONS: This area of Sardis Road contains a number of housing types including older and newer site built homes and manufactured homes both single and multi-sectional homes. Sardis Road is a narrow two (2) lane road with no curb, gutter or sidewalk. There are no drainage ditches along Sardis Road in this area. The site contains an older site built home along the frontage of the lot and a manufactured home located in the rear of the lot. Access to the homes is via a gravel drive extending from Sardis Road to access both homes and an additional home located to the south of the manufactured home. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from an area property owner. All abutting property owners of the site along with Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed plat includes the required right of way dedication. 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 three phase power line exists along the front of the property along Sardis road and no other facilities are in conflict with the proposed split. Contact Entergy in advance regarding future service requirements to the structure and future facilities locations as this project proceeds. 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. October 8, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1757 3 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: The area is not currently served by METRO. The area is part of our future plans for local service and service enhancements. We have no comments on this development. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (September 16, 2015) The applicant was not present. Staff presented the item stating there were no outstanding technical issues associated with the request. Staff stated the request was to allow the creation of a plat to separate two (2) existing homes located on a single parcel which would then allow for the sale of the homes to different individuals. 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 raised at the September 17, 2015, Subdivision Committee meeting. The request is to allow October 8, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1757 4 the subdivision of this existing tract of land situated at 11623 and 11625 Sardis Road into two (2) lots. One will be sold to a buyer currently living on the site and the second retained by the current property owner. The rear lot, Lot 2, is being created as a lot without public street frontage. This requires a variance from Section 31-231 which states every lot shall abut upon a public street except where private streets are explicitly approved by the Planning Commission. An access easement from Sardis Road is proposed to provide access to Lot 2. There are no outstanding technical issues associated with the request. The applicant is seeking approval of a two (2) lot plat, one (1) of which is being created as a lot without public street frontage. Staff does not feel the subdivision as proposed will adversely impact the site or the area. The request for the plat is to recognize an existing condition of two (2) homes located on a single parcel of property and allow for the sale of the lots to separate individuals. 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 from Section 31-231 to allow the creation of a lot without public street frontage. PLANNING COMMISSION ACTION: (OCTOBER 8, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance from Section 31-231 to allow the creation of a lot without public street frontage. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. October 8, 2015 ITEM NO.: 2 FILE NO.: S-1758 NAME: The Trails Subdivision Preliminary Plat 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: 266 FT. NEW STREET: 14,835 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 21 – Burlingame Valley CENSUS TRACT: 42.02 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The project lies in the City of Little Rock’s Extraterritorial Planning Jurisdiction and is located in Pulaski County. 266 residential lots are proposed. The plat indicates 188 lots with a minimum square footage of 7,000 square feet up to 15,000 square feet and 78 lots ranging from 15,000 square feet to 98,000 square feet. The subdivision is proposed in six (6) phases. The plat indicates a bike lane along “Nature Trail” running from the eastern access on Kanis Road approximately 1 ¼-miles to the second access (western) on Kanis Road near Walnut Valley Road. The subdivision is proposed with multiple internal greenways coupled with walking trails. The greenways provide October 8, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1758 2 internal natural areas that will be interwoven with the new housing areas. The trails will connect to four (4) pavilions located within the greenway areas. The subdivision will contain 14,800 linear feet of roads constructed with full curb and gutter with a five (5) foot wide sidewalk on at least one (1) side of all roads. The exception to this is for the street along the ridge which will be constructed with trails in-lieu of sidewalks. The roads will all be constructed with a minimum of 28-feet back to back of curb on all roads with the exception of Nature Trail. Nature Trail will be constructed 33-feet back to back of curb to accommodate 2-bike lanes. The concrete curb and gutters along the sides of the roads will convey stormwater to intermediate storm drains and manholes and subsurface storm water piping system. The piping will subsequently convey the majority of the stormwater to a series of two (2) detention ponds. Two (2) entrances/exits are proposed to connect with Kanis Road on the eastern and western extents of the subdivision. These entrances/exits will be constructed with a 15-foot widened pavement width for 150-feet in length adjacent to 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 for the subdivision. Electrical service will be provided via underground lines. Water will be provided via connections to Central Arkansas Water and natural gas will be provided throughout the subdivision. As a separate item on this agenda the applicant is requesting approval of a Conditional Use Permit to allow for the proposed wastewater treatment. Wastewater will be collected via combination of gravity collection sewer and tight line forced mains and conveyed to a packaged treatment plant located south of the larger of the two (2) 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 requirements of the Arkansas Department of Health and the Arkansas Department of Environmental Quality (ADEQ). A large site Stormwater Pollution Prevention Plan will be developed for this site in accordance with the requirements of NPDES and ADEQ and submitted to ADEQ for review and approval. 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. October 8, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1758 3 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. South of the property is a large tract of property (100+ acres) which has developed with two (2) homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several phone calls both informational and in opposition from area property owners and residents. All abutting property owners of the site along with the Citizens of West Pulaski County were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road 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. 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 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 feet gravel shoulder in these areas. October 8, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1758 4 6. Provide the typical street cross section for each street. 7. Provide a Sketch Grading and Drainage Plan per Section 29-186 that shows proposed street and lot grades. 8. 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. 9. Floodplain is shown on the subject property. Contact Pulaski County Road and Bridge for floodplain regulations and conditions. 10. 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. 11. Street Improvement plans shall include signage and striping. Public Works must approve completed plans 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. 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 14. 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 not allowed. 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 foot 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. 17. The minimum finish floor elevation as required by Pulaski County is required to be shown on plat and grading plans for lots in or adjacent to the floodplain. 18. Plans of all work in right-of-way shall be submitted for approval prior to start of work. October 8, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1758 5 19. 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. 20. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 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 nbanihatti@littlerock.org or 501.379.1818 for additional information. 22. Traffic calming devices are required for long straight streets to discourage speeding. Traffic circles or round-abouts are suggested at regular intervals and at main intersections. Contact Travis Herbner in Traffic Engineering therbner@littlerock.org or 501.379.1805 for additional information. 23. The acceleration and deceleration lanes on Kanis Road should not be constructed. 24. 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. 25. 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. 26. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 27. A minimum stopping sight distance of 155 feet or latest AASHTO policy on Geometric Design Manual and 150 foot minimum horizontal radius at centerline must be provided. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. No comment. Entergy: Entergy does not object to this proposal. There are no conflicts with existing Entergy facilities. However, for a development of this magnitude a three phase line is usually required to be able to divide the electrical load to serve all the proposed lots. The nearest 3 phase line is approximately 0.75 miles to the west of this property. Contact Entergy well in advance regarding future service requirements to the development so that line extensions can be planned and an electrical layout can be developed as this project proceeds. October 8, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1758 6 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. 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. 7. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road 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. October 8, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1758 7 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 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 October 8, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1758 8 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 (Captain Tony Rhodes 501.918.3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: 1. Provide bill of assurance. 2. Label index contour on all plan sheets. 3. Show each lot size in acres and square feet. 4. Provide CAW approval letter for water supply. 5. Provide Health Department approval of wastewater treatment system. 6. Provide revised approval letter from Volunteer Fire Department. 7. Provide cross section of all streets. 8. Provide design profile for all streets. 9. Label all street centerlines. 10. Provide storm drainage plan. 11. Provide effective FEMA flood panel number. 12. Provide Pulaski County preliminary certificate of approval, not final. 13. Street names in proposed subdivision (Sunshine and Horizon) are identical to other streets within Pulaski County, rename streets as needed to avoid conflict. 14. Provide full set of construction plans for all streets once preliminary plat is approved by the City of Little Rock and Pulaski County. 15. Front, rear and side setbacks do not comply with Pulaski County Subdivision and Development Code standards. 25-front and rear setback required and 8-foot side yard setbacks are required (reference 15-foot building setback on large lot diagram on cover plan near north arrow.) October 8, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1758 9 16. Provide SWPPP for Pulaski County Review. a. Provide water and wastewater design plans for Public Works review. b. Provide for maintenance of greenways, common areas, trails, wastewater plant and all leftover tracts in the bill of assurance and on the plat. c. Obtain appropriate road cut permits from Pulaski County Public Works for Kanis Road. d. Provide sight distance certification for all new roads connecting to Kanis Road. Include in certification verification that Walnut Grove/Natural Trail spacing complies with Master Road Plan requirements for arterial spacing with speeds of 45 MPH or greater. e. Lot 266 is out of sequence. f. Provide turnarounds at maximum 900-foot intervals for all cul-de-sac streets. g. Provide drainage easements as needed between and behind lots. h. Dedicate right of way as required to the northeast side of Walnut Grove Road to comply with City of Little Rock Master Street Plan along entire Trails Subdivision frontage. i. Right of way for Kanis Road meets Master Road Plan standards. Provide design plans for any half street improvements on Kanis Road required by the City of Little Rock and Pulaski County. County Planning Public Works: 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 base rock is complete. Pulaski County will not sign final plat if any of the intersections are unsafe. 2. List panel number and floodway/floodplain designation on plat based on the July 6, 2015 maps 3. 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. October 8, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1758 10 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. Intersection design must be approved by the City of Little Rock. 7. Label property line/R-O-W radius at Kanis Road intersections 8. Provide complete set of building plans for all phases of construction. 9. Delineate all drainage areas upstream of proposed development. 10. Provide drainage profiles for all ditch flow lines and lines of culvert. 11. 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. 12. Provide PDF copy of building plans and plat to PCRB. 13. Provide PCRB with base course proctor and subgrade proctor. 14. 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. 15. Show all proposed drainage easements on plat and plans. 16. Show all proposed utility easements on plat and plans. 17. Provide easements, located outside of right-of-way, for all utilities other than drainage, water and sewer. 18. 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. 19. Provide PCRB with copy of ADEQ stormwater approval. 20. Provide letter of approval and permit from ADEQ and the Arkansas Heath Department for proposed sanitary sewer treatment plant. 21. Provide sight distance profile for each intersection. 22. Will need to dedicate 1/2 of the required 120' R-O-W along Walnut Grove. 23. Maximum road grade shall be no more that 15%. 24. Cul-de-sac at the end of Winter Trail does not have a full 40' radius turnaround. 25. Surveyor's signature needed on certificate of preliminary surveying accuracy. 26. Contour intervals should be no more than 4 feet. 27. Road side drainage should be fully within road right-of-way. October 8, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1758 11 28. All drainage leaving roadway must be fully within drainage easements until drainage leaves property. 29. All Kanis Road modifications and new road construction must meet all AASHTO/AHTD /CLR/PCRB requirements. 30. Pavement widths should be at least 27 feet for curb and gutter or 28 feet without curb and gutter. 31. Label all road and right-of-way features. 32. Provide signage plan for further review/comment. 33. Provide plans for all proposed utilities located in the right-of-way for further review/comment. 34. Provide erosion control plan for further review/comment. 35. Provide complete set of drainage plans for further review/comment. 36. 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. Rock Region Metro: The area is not currently served by METRO. The area is part of our future plans for local service and service enhancements. The development contains roadways with “lollipop” ends in the neighborhood. The cul-de-sac style of road creates a difficult roadway for paratransit vehicles to negotiate. Seniors would have difficulty getting transportation services in this location. Given the size of some of the smaller lots, the development seems geared toward seniors. Please consider revising the road network without these dead ends. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (September 16, 2015) Mr. Phillip Lewis and Mr. Wayne Richie were present representing the request. Staff presented an overview of the item stating the original application filed included a request to rezone the site to Planned Development Residential and a companion application for a conditional use permit to allow the placement of a wastewater treatment system to serve the new lots. Staff stated the applicant October 8, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1758 12 was no longer requesting to rezone the property and had submitted a request to withdraw the Planned Development application request. Staff stated the applicant was seeking preliminary plat approval for a single-family subdivision. Staff stated the plat as presently submitted included variances for lot depth to width ratio. Staff stated the plat also included a reduced front building line on a few of the lots. Mr. Lewis stated he would review the plat and make adjustments accordingly. Public Works comments were addressed. Staff requested Mr. Lewis provide the centerline profiles for the proposed streets. Staff also stated the acceleration and deceleration lanes on Kanis Road should not be constructed. Staff stated grading permits were required prior to any clearing on the site. Staff stated stormwater detention would apply to the property. Staff stated on streets 24-feet in width parking was restricted to one (1) side only. Staff requested Mr. Lewis provide a note on the plat and include the language in the bill of assurance for the subdivision concerning the limits on street parking. Staff noted comments from County Planning and suggested Mr. Lewis contact them directly. Staff also requested Mr. Lewis provide the County Planning office with all correspondence provided to the City. 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 a number of the issues raised at the September 16, 2015, Subdivision Committee meeting. The applicant has revised the preliminary plat and has increased the building line to a minimum of 25-feet on all the proposed lots. The request is to allow the development of a single-family subdivision containing 266 residential lots developed per the R-2, Single-family zoning district. The zoning district has minimum development standards for lots developed within the City’s Extraterritorial Planning Jurisdiction. Section 31-232 states except as provided herein, the minimum lot dimensions shall conform to the requirements of the zoning ordinance for areas zoned within the jurisdiction. Within the extraterritorial planning jurisdiction not currently zoned, the following minimum lot dimensions shall prevail: single-family detached residential lots are to be 60-feet by 100-feet. Section 31-232(b) states no residential lot shall be more than three (3) times as deep as it is wide, except lots approved under paragraph (g) or zero lot line lots in the R-2, R-3, PRD and PD-R zoning districts. No lot except lots designated for townhouse use shall average less than one hundred (100) feet in depth. Lot October 8, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1758 13 width shall be measured at the building line except in the case of a lot abutting a cul-de-sac where the average width of the lot shall be used. The revised preliminary plat has corrected the depth to width ratio for most of the lots. A few of the lots are still indicated with the variance which exceed the 3:1 ratio for depth to width. The lots are located adjacent to green spaces. The applicant has stated prior to submission of the preliminary plat for approval by staff if/and when the Commission approves the request all variances will be eliminated. There are lots abutting Kanis Road which have frontage on both Kanis Road and the new street running along the ridge of the subdivision. Section 31-232(d) states double frontage lots are prohibited. However, where a subdivision abuts or contains an existing or proposed arterial street, freeway, expressway, or railroad right-of-way, reverse frontage lots are permitted. Double frontage lots may also be used to facilitate residential development in hillside areas as defined in Division 8, Section 31-367, of the subdivision ordinance. Section 31-257, double frontage lots, states along arterial streets in proposed subdivisions where it is desirable to limit curb cut access, building lines shall be established on both frontages of double frontage lots. Along the line of lots abutting such traffic artery, a restricted access easement of at least ten (10) feet, across which there shall be no right-of-vehicle access permitted, shall be provided. The plat has not included the no right of vehicular access easement which will be included on the preliminary plat to be submitted for final signature upon approval. Section 31-256 outlines the criteria for building lines on residential lots. The ordinance states building lines for residential lots shall be at least twenty-five (25) feet from each street property line except in the following circumstances: (1) Residential lots fronting on collector streets shall have a platted building line not less than thirty (30) feet from the right-of-way line. (2) Residential lots fronting on a minor arterial street shall have a platted building line not less than thirty-five (35) feet from the right-of-way line. (3) Lots fronting on culs-de-sac or curved portions of other streets may provide a front building line that is straight relative to the front property line. This line is to be established by placement of dimensioned points on the side property lines at least thirty-two (32) feet from the street right-of-way line and connecting these points with a dimensioned straight line on the plat. This line shall not be less than twenty-five (25) feet from the street right-of-way line at any point. The plat as submitted includes the required building setbacks. Section 31-175 provides the guidelines for sidewalk construction. The ordinance allows subdivisions to provide internalized pedestrian circulation system in the form of paved pathways in-lieu of sidewalks along collector and residential street classifications upon the request of the applicant and the approval of the Planning Commission. The plat includes trails within the subdivision in-lieu of sidewalks in a number of locations. October 8, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1758 14 The plat includes larger ridge lots and smaller valley lots. The plat includes 78 lots ranging from 15,000 square feet to 98,000 square feet. The plat includes 188 lots ranging in size from 7,000 square feet to 26,000 square feet. The development is proposed in multiple phases. The street improvements to Kanis Road are also proposed to be phased with the development of the lots. The Phase 1 portion of the development includes 30 lots. Phase II includes the development of 30 lots. 43 lots will be developed in Phase III and 43 additional lots in Phase IV. Phase V includes 36 lots, Phase VI includes 17 lots and the final, Phase VII, includes 17 lots. Street improvements to Kanis Road will be phased with the development of the subdivision. The improvements to Kanis road include widening the street to an eleven (11) foot drive lane with a four (4) foot paved shoulder as required per the Master Street Plan. The plan also includes paving a five (5) foot shoulder at the entrances to the subdivision to allow for a turning lane on Kanis Road as requested by staff. The ridge road will be constructed with two (2) eleven (11) foot drive lanes, two (2) six (6) foot bike lanes and additional right of way on each side of the street eight (8) feet wide. The internal residential streets are proposed with two (2) drive lanes 13.5-feet in width and two (2) 11.5 foot shoulders. The plat indicates the dedication of an additional 15-feet of right of way along Kanis Road to meet the Master Street Plan. Half street improvements to Kanis Road will be completed with the corresponding phase along Kanis Road, Phases I, II, VII. All improvements will be completed prior to final platting of the next to last phase of the development. The required right of way dedication for Walnut Grove Road will be provided with the development of the subdivision. Improvements to Walnut Grove Road will be constructed at the time required by the City and/or County or prior to the final plat approval of Phase VII. A large stormwater pollution prevention plan will be required for the project and will be subsequently developed in accordance with NPDES and ADEQ requirements and submitted to ADEQ, the City of Little Rock and Pulaski County Planning for review and approval. Prior to the issuance of a grading permit all regulatory agencies will be provided a copy of the final grading and drainage plan for review and approval. No development of the site will occur without approval from all reviewing bodies. A Conditional Use Permit request for a package treatment plant is a separate item on this agenda. The package treatment plant will utilize the extended aeration principle of operation (variation of the activated sludge process). The discharge of the plant will be into the larger pond proposed for the subdivision. The plant will be constructed below grade. The plant will be permitted through the Arkansas Department of Environmental Quality and the Arkansas Department of Health. October 8, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1758 15 Staff is supportive of the applicant’s request. The variances associated with the depth to width ratio indicated on the plat are “fixable” and will be corrected to come into full compliance with the minimum standards of the City’s Subdivision Ordinance prior to the issuance of the final approval of the preliminary plat. The final approval of the preliminary plat will also include the placement of a ten (10) foot no right of vehicular access easement along the rear of the lots with two (2) street frontages. 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: (OCTOBER 8, 2015) Commissioner Berry stated in light of the deferral of the companion application, the Conditional Use Permit, he felt the preliminary plat request should also be deferred to allow the applications to be considered by the Commission on the same public hearing date. Commissioner Berry made a motion to defer the preliminary plat request to the January 7, 2016, public hearing. The motion carried by a vote of 8 ayes, 0 noes, 2 absent and 1 abstention (Commissioner May). October 8, 2015 ITEM NO.: 3 FILE NO.: S-980-E NAME: Murphy Express Subdivision Site Plan Review LOCATION: Located at 12600 Chenal Parkway DEVELOPER: Murphy USA 422 N. Washington El Dorado, AR 71730 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.32 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.16 VARIANCE/WAIVERS: A variance from Section 36-555 to allow the placement of signage on the fuel canopy on the northern and southern facades with a sign area in excess of ten percent (10%) and a variance from Section 36-557 to allow the placement of a sign on the northern façade of the fuel canopy located without public street frontage. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The proposed development contains 1.3 acres located at the northeast corner of Chenal Parkway and West Markham Street. Murphy USA has purchased the property and will raze the existing Sears store with the purpose of constructing a new convenience store. The property is platted as Lot 2, Morris Commercial and zoned C-3, General Commercial District. The submittal is for subdivision site plan review for the placement of multiple buildings on the site; the convenience store and the canopy over the fueling dispensers. October 8, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-980-E 2 The proposed Murphy Express will contain 3,445 square feet and have 12 fueling locations as indicated on the site plan. The architecture will be very similar to the just completed store on Highway 10 and Taylor Loop Road. The store will operate 24-hours per day, 7-days per week. The layout proposes keeping the existing detention facility developed for the Sears store. The redevelopment of the site will increase the landscape areas which will decrease the 25-year runoff. The existing detention facility will be more than adequate to detain the required 25-year runoff. B. EXISTING CONDITIONS: The site contains a vacant commercial building which was formerly used as Sears Tire and Auto. Drives and access to the site are in place. This area is a commercial node containing office, shopping, fuel, eating places and a home improvement store. This parcel is separate from the adjoining tracts which contain Home Depot, Chick-fil-A and Target, all on separately platted lots. This property is located at the intersection of West Markham Street and Chenal Parkway. West Markham Street has been constructed to Master Street Plan standards adjacent to this site including dedicated left and right turn lanes and two through lanes. Sidewalks are in place along both West Markham Street and Chenal Parkway. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from an area property owner. All property owners located within 200-feet of the site along with the Birchwood Neighborhood Association, the Parkway Place Neighborhood Association and the St. Charles Community Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Stormwater detention ordinance applies to this property. If existing detention is provided on site it must be maintained. If additional impervious area is being proposed, additional detention should be provided. 3. Right-of-way should be dedicated to the back of the sidewalk on Chenal Parkway. October 8, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-980-E 3 4. Additional right-of-way should be dedicated on Markham Street to 10 feet behind the existing back of sidewalk for future construction of dual left turn lanes for a distance of 250 feet. 5. The striping and lane markings at the shared access easement driveways should be reapplied with thermoplastic. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. EAD Plan Review required. Entergy: Entergy does not object to this proposal. An overhead line exists on the south side of the property on the north side of Markham Street which should not interfere with this development. The existing padmount transformer location on the property may present a conflict since certain clearance requirements to structures must be maintained. Contact Entergy in advance regarding future service requirements to the development and future facilities locations as this project proceeds. CenterPoint Energy: Please be advised that CenterPoint Energy owns and operates natural gas facilities within the 10’ Easement and the Access Easement #2011008632 adjacent to the North and West property lines of Lot 2, Morris Commercial. Our facilities are not shown on the site plan review provided to us. CenterPoint Energy has no opposition to the proposed development; however, we request the developer call 811 prior to any construction activities. 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. October 8, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-980-E 4 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 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. 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. 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. October 8, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-980-E 5 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 (Captain 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. Rock Region Metro: The area is currently served by METRO on the Route 5. We would like to emphasize maintaining the sidewalk connections to the neighborhood for transit rider access to jobs and shopping. The area is part of our future plans for the West Little Rock express and community shuttle/flex service. METRO has plans to continue to serve near the area on Route 5 and plans to provide service enhancements. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.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 and the Chenal/Financial Center Design Overlay District. 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. 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. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred October 8, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-980-E 6 fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 4. 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. 5. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (September 16, 2015) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented the item stating there were relatively few outstanding technical issues in need of addressing related to the site plan. Staff questioned if the existing ground sign would be used for the new development. Staff stated the development would be allowed to place two (2) signs, one (1) for each street frontage but the signage was to comply with the Chenal/Financial Center Design Overlay District which was eight (8) feet in height and one hundred (100) square feet in area. Staff noted building signage would be limited to the eastern and southern facades. Staff questioned the proposed canopy signage and the percentage of façade coverage. Public Works comments were addressed. Staff stated additional right of way was required on West Markham Street. Staff stated an additional ten (10) feet of right of way behind the existing back of sidewalk for future construction of a dual left turn lane was required for a distance of 250-feet from the intersection. Landscaping comments were addressed. Staff stated the interior landscaping appeared to be deficient. Staff requested Mr. White provide additional interior landscaping to meet the minimum ordinance requirement of eight (8) percent. Staff stated the landscaping should be evenly distributed throughout the site. 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. October 8, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-980-E 7 H. ANALYSIS: There were few outstanding technical issues in need of addressing raised at the September 16, 2015, Subdivision Committee meeting. The request is for approval of a site plan per Section 31-13 of the Little Rock Code of Ordinances to allow the construction of multiple buildings on this single parcel. The applicant is proposing the construction of a separate canopy over the fueling center along with a convenience store. The site is located in the Chenal Parkway Design Overlay District (DOD). The DOD has specific development criteria related to signage and overhead utilities. The Overlay states Signage. Signage shall comply with the Little Rock Sign Ordinance, except for ground mounted signs. The maximum size of principal site signs along Chenal/Financial Center Parkway shall be one hundred (100) square feet in area and eight (8) feet in height. Each landowner will be permitted to erect one (1) sign per parcel, except for parcels fronting on two (2) different streets upon which one (1) per street frontage may be erected. The signs will be "monument" type signs. The applicant is proposing to place monument style signs on both Chenal Parkway and West Markham Street. The signs are proposed with a maximum height of eight (8) feet and a maximum sign area of one hundred (100) square feet. The store (building) facades proposed with signage are the front facing West Markham Street and the southern elevation facing Chenal Parkway, which are abutting public streets. The store signs are proposed with the company name and logo. Canopy signs are also proposed. Staff recommends approval of a variance from Section 36-555 to allow the placement of signage on the fuel canopy on the northern and southern facades with a sign area in excess of ten percent (10%) and a variance from Section 36-557 to allow the placement of a sign on the northern façade of the fuel canopy located without public street frontage. The Chenal Parkway and northern access drive façade coverage is 20 percent of the façade area. This allows the display of fuel pricing on these facades. The sign area along West Markham is proposed containing the company name and/or logo and will cover 10-percent of the façade area. The ordinance typically allows a maximum of 10-percent of the façade area to be covered with signage on the facades which abut a public street. Ordinance No. 20,839 adopted by the Little Rock Board of Directors on February 11, 2014, modified Section 31-13(f) of the Little Rock Code to limit the term of approval of a site plan to a maximum of three years from the date of approval. If an approved multi-phase development, has not been completed within three (3) October 8, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-980-E 8 years of the date of approval the site plan must be reviewed and reapproved by the Commission in the same manner as the initial site plan review. Staff is supportive of the request. The development appears to comply with the minimum development standards of the zoning and subdivision ordinances with regard to setbacks, landscaped areas and accesses. In staff’s opinion the proposed variance for signage will not significantly impact the proposed 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 variance from Section 36-555 to allow the placement of signage on the fuel canopy on the northern and southern facades with a sign area in excess of ten percent (10%) and a variance from Section 36-557 to allow the placement of a sign on the northern façade of the fuel canopy located without public street frontage. PLANNING COMMISSION ACTION: (OCTOBER 8, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance from Section 36-555 to allow the placement of signage on the fuel canopy on the northern and southern facades with a sign area in excess of ten percent (10%) and the variance from Section 36-557 to allow the placement of a sign on the northern façade of the fuel canopy located without public street frontage. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. October 8, 2015 ITEM NO.: 4 FILE NO.: S-1456-A NAME: Little Rock Storage Center Revised Subdivision Site Plan Review LOCATION: Located at 11409 Baseline Road DEVELOPER: Arkansas Storage Centers II, LLC P.O. Box 10 Bryant, AR 72089 ENGINEER: Thomas Engineering 3810 Lookout Road North Little Rock, AR 72116 AREA: 6.75 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: I-2, Light Industrial PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 41.03 VARIANCE/WAIVERS: A variance from Section 36-522(b)(4)(a)(2) to allow a reduced rear yard buffer. BACKGROUND: The Little Rock Planning Commission approved a multiple building site plan for this development on October 7, 2004. The development contained 6.75-acres of I-2, Light Industrial District zoned property and was proposed as an “upscale” boat and RV storage facility. The development was proposed in three (3) phases. The first phase included the clearing, grading and fencing of approximately 2.0 acres in the southwest corner of the property. This area was to be used as a storage and lay down area for construction equipment and materials. The owner/developer was to construct a temporary privacy fence along the southern property line to screen the adjacent R-2, Single-family district zoned property. October 8, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1456-A 2 Phase 2 of the development was to consist of the grading and clearing of the remaining 4.75-acres and to construct (73) enclosed boat and RV storage units. All paving and drainage was to be constructed during the second phase. In the third phase, the developer proposed to construct (97) enclosed boat and RV storage units, completing the project. The proposed storage buildings were proposed as metal buildings, with all doorways facing to the interior of the project. All fencing was to be chain link or ornamental iron with a maximum height of eight (8) feet. All driveways and entrances were to be concrete or asphalt as per City ordinances. The southern building setback and land use buffer were indicated at 44.5-feet. Six (6) of the buildings have been constructed. The previously approved site plan allowed for the construction of four (4) additional buildings. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is to revise the previously approved Subdivision Site Plan for this multi-building site. The applicant is proposing to construct additional buildings in phases as previously proposed. Building I is proposed as the first building and the future buildings will be phased based on market demand. The original site plan included a buffer on the south property line to protect the then residentially zoned property (44.5-feet). That adjacent site is currently zoned PCD and shown on the future land use plan as Mixed Office Commercial. In light of the current zoning and future land use designation the applicant is requesting to reduce the land use buffer to 25-feet which matches the building setback of the I-2, Light Industrial Zoning District. B. EXISTING CONDITIONS: The northern portion of the site has developed with buildings being used for storage as previously proposed. There is vegetation located near the southern property line. The remainder of the site was cleared with the initial construction. The area to the east is zoned PD-I and the area to the west is Gator Park, zoned I-2, Light Industrial District. The area to the south is vacant and currently zoned PCD – Expired. To the north of the site is the Arkansas Highway and Transportation Department. Other uses in the area include residential and non-residential uses. There are single-family homes and an open air boat and RV storage facility located to the northeast of the site, across Baseline Road. October 8, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1456-A 3 C. NEIGHBORHOOD COMMENTS: Southwest Little Rock United for Progress and all property owners located within 200-feet of the site were notified of the public hearing. As of this writing staff has not received any comment from area residents. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Baseline 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. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 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. 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 site. Entergy: Entergy does not object to this proposal. A single phase power line exists along the eastern side of the property and a three phase power line exists along the western side of the property. There do not appear to be any conflicts with the proposed building additions. Contact Entergy in advance regarding future service requirements to the development, desired line extensions, and future facilities locations as this project proceeds. 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. October 8, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1456-A 4 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. 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 October 8, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1456-A 5 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. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. October 8, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1456-A 6 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 (Captain 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. Rock Region Metro: The area is currently served by METRO on the Route 23. We would like to emphasize maintaining the sidewalk connections to the neighborhood for transit rider access to jobs. The area is part of our future plans for local service with service enhancements. We have no comments on this development addition to a storage facility. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. October 8, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1456-A 7 Planning Division: No comment. 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. 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. The plantings, existing and purposed, shall be provided within the landscape ordinance of the City, Section 15-81. The adjacent south property is zoned PCD, a land use buffer and screening will be required. 3. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 4. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 5. 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: (September 16, 2015) Mr. Thomas Pownell was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues in need of addressing related to the site plan. Staff stated the required building setback per the I-2, Light Industrial Zoning District was 25-feet. Staff stated the site plan as presented encroached into the 25-foot typically required setback. Mr. Pownell stated the setback would be adjusted to comply with the setback per the zoning district. Staff also questioned if any modifications were proposed from the previous approval regarding building square footages or building heights. Mr. Pownell stated all other aspects except reducing the land use buffer along the southern perimeter would remain the same. Public Works comments were addressed. Staff stated right of way dedication along Baseline Road to 55-feet from centerline was required. Staff stated stormwater detention would apply to the development of the property. Staff stated a grading permit was required prior to any construction activity. October 8, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1456-A 8 Landscaping comments were addressed. Staff stated to allow the reduced southern buffer would require a variance approved by the Planning Commission. Staff questioned if the rear of the buildings would serve as the required screening. Mr. Pownell stated to use the rear of the buildings as the required screening was preferred by the developer. 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 few outstanding technical issues in need of addressing raised at the September 16, 2015, Subdivision Committee meeting. Mr. Pownell has provided a site plan which indicates the entire development and included a building setback along the southern perimeter of 25-feet. The revised site plan also notes a request for a reduced buffer along the southern perimeter of the site. The original approval allowed the development of nine (9) buildings containing a total of 91,600 square feet of storage space. The current request is to add 35,480 square feet of storage space to the site which currently contains 47,485 square feet of storage space. With the current application the total space is being reduced by a little over 8,600 square feet. The request includes a variance from Section 36-522(b)(4)(a)(2) to allow a reduced rear yard buffer. The ordinance states land use buffers are to be provided when industrial sites abut a site with any use or zoning except industrial. The ordinance typically requires the buffer to be a minimum of six (6) percent of the average depth of the property no less than nine (9) feet with a maximum width of 50-feet. Based on the depth of the property a land use buffer of 44.5-feet is required. The applicant is seeking to reduce the buffer to 25-feet. Staff is supportive of the buffer as proposed. Ordinance No. 20,839 adopted by the Little Rock Board of Directors on February 11, 2014, modified Section 31-13(f) of the Little Rock Code to limit the term of approval of a site plan to a maximum of three years from the date of approval. If an approved multi-phase development, has not been completed within three (3) years of the date of approval the site plan must be reviewed and reapproved by the Commission in the same manner as the initial site plan review. Staff is supportive of the applicant’s request. Staff does not feel the buffer as proposed will adversely impact the development or the area. To staff’s October 8, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1456-A 9 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. Staff recommends approval of the variance request from Section 36-522(b)(4)(a)(2) to allow a reduced rear yard buffer. PLANNING COMMISSION ACTION: (OCTOBER 8, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request from Section 36-522(b)(4)(a)(2) to allow a reduced rear yard buffer. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. October 8, 2015 ITEM NO.: 5 FILE NO.: Z-4633-B NAME: Hunters Cove Lot 7R Revised Short-form PD-R LOCATION: Located at 12719 Hunters Field Road DEVELOPER: Mark Pollack P.O. Box 22717 Little Rock, AR 72221 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.505 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 storage building and eliminate an access easement along the southern and western perimeters. VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting to amend the previously approved Planned Residential Development to allow the construction of a storage garage as an addition to the existing residence. The request also includes the abandonment of an access easement platted with the original subdivision, but not constructed, to allow the garages of the homes in this portion of the subdivision to be accessed from the rear. This home was constructed with a side loaded garage accessed from Hunters Field Road. October 8, 2015 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-4633-B 2 B. EXISTING CONDITIONS: The home is located at the end of Hunters Field Road with the driveway located along the western perimeter of the lot. The subdivision was developed with private streets and a number of the lots have rear loaded garages. This lot and the lot located to the east were developed with driveway access from Hunters Field Road. This property owner has purchased two (2) lots and has a garden/courtyard area located on the eastern most lot. There is a six (6) foot brick wall with eight (8) foot columns located along the northern boundary of this property. There is dense vegetation located along the western property line, between this home and the homes which front onto Jennifer Drive. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area property owners. All property owners located within 200 feet of the site along with the Hunters Cove Property Owners Association, the Hunters Green Property Owners Association and the Marlowe Manor Property Owners 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 would like to see more information about the proposed structure being planned for this location. Entergy has a 3 phase power line which runs along the western edge of this property and the height of the proposed structure may put it in close proximity to the wires and create a NESC and OSHA clearance violation. Please contact Entergy to discuss further. 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. October 8, 2015 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-4633-B 3 2. 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. Fire Department: No Comment. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: No comment. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density allows for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The applicant has applied for a revision to the existing PDR (Planned Development Residential District) zoning to allow construction of an addition to the existing home to be used for garage/storage. Master Street Plan: Hunters Field Road is a Local Street on the Master Street Plan. 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: (September 16, 2015) Mr. Mark Pollack was present representing the request. Staff presented an overview of the item stating there were no outstanding technical issues associated with the request. Staff stated the request was to allow an addition to an existing single-family home as well as to abandon an access easement which was platted with the original subdivision but was not constructed. October 8, 2015 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-4633-B 4 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 raised at the September 16, 2015, Subdivision Committee meeting. The applicant is seeking approval of the revision to the Planned Residential Zoning District to allow an addition to the home for a garage and tool storage. The applicant is also requesting abandonment of an access easement which was platted with the subdivision but was not developed. The applicant is requesting to construct a 29.5-foot by 25-foot addition to the northwestern portion of the home. The addition is proposed as garage space and for storage of the homeowner’s tools and equipment. Access to the garage will be from the existing driveway serving the home. The new construction will be located five (5) feet from both the northern and western property lines. The request also includes the abandonment of an access easement platted with the original subdivision, but not constructed. The access easement requested for abandonment runs the length of the western perimeter of the lot (119.20-feet) and along the northern perimeter of the lot (187.30-feet). The access easement was platted to allow the homes to be served by rear drive access. The access behind this home and the homes to the east was not constructed by the developer and these homes driveways access Hunters Field Road. Staff is supportive of the request. The applicant is proposing an addition to an existing single-family home to allow additional garage and storage area. The proposed addition encroaches into the easement thus the need for abandonment. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff does not feel the proposed new construction will adversely impact this lot or the abutting single-family homes. 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 request to abandon the 25-foot platted access easement along the northern and western perimeters of the site. October 8, 2015 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-4633-B 5 PLANNING COMMISSION ACTION: (OCTOBER 8, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the request to abandon the 25-foot platted access easement along the northern and western perimeters of the site. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. October 8, 2015 ITEM NO.: 6 FILE NO.: Z-4765-D NAME: Chenal Road Self Storage Long-form PD-C LOCATION: Located on the East side of Autumn Road, just North of Barnes and Nobel DEVELOPER: KOLP Irrevocable Trust, UTD 9800 Maumelle Boulevard North Little Rock, AR 72113 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 8.1459 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: O-2, Office and Institutional ALLOWED USES: Office PROPOSED ZONING: PD-C PROPOSED USE: Self storage VARIANCE/WAIVERS: 1. A variance from the City’s Land Alteration Ordinance to allow grading of the entire site with the development of the first phase. 2. A variance from Section 30-41 and 31210 to allow the drive on Autumn Road nearer the property line than typically allowed. The applicant submitted a request dated September 28, 2015, requesting deferral of this item to the November 19, 2015, public hearing. Staff is supportive of the deferral request. October 8, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4765-D 2 PLANNING COMMISSION ACTION: (OCTOBER 8, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated September 28, 2015, requesting deferral of this item to the November 19, 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 9 ayes, 0 noes and 2 absent. October 8, 2015 ITEM NO.: 7 FILE NO.: Z-4945-A NAME: Family Dollar 12th Street Short-form PD-C LOCATION: Located in the 6100 Block of West 12th Street DEVELOPER: Mainstream Development LLC 1421 Days Lane Sulphur, LA 70663 ENGINEER: Machado Patano, PLLC 1641 Popps Ferry Road, Suite A-4 Biloxi, MS 39532 AREA: 0.8 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: O-3, General Office District ALLOWED USES: Office PROPOSED ZONING: PD-C PROPOSED USE: Family Dollar – General retail VARIANCE/WAIVERS: None requested. The applicant submitted a request dated September 22, 2015, requesting deferral of this item to the November 19, 2015, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (OCTOBER 8, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated September 22, 2015, requesting deferral of this item to the November 19, 2015, public October 8, 2015 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-4945-A 2 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 9 ayes, 0 noes and 2 absent. October 8, 2015 ITEM NO.: 8 FILE NO.: Z-5304-A NAME: Nuage Residential Contracts Short-form PD-R LOCATION: Located at 5817 Big Oak Lane DEVELOPER: Nuage Residential Contractors P.O. Box 250 Sweet Home, AR 72164 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.25 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District ALLOWED USES: Retail PROPOSED ZONING: PD-R PROPOSED USE: Single-family VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The property was rezoned from R-2, Single-family to C-3, General Commercial District on May 15, 1990, by the adoption of Ordinance No. 15,868 by the Little Rock Board of Directors. The applicant is now proposing to rezone the site from C-3, General Commercial District to Planned Development Residential to allow the construction of a single-family home. October 8, 2015 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-5304-A 2 B. EXISTING CONDITIONS: The site is a grass lot and is located with single-family homes on each side. The site is located across from an office warehouse building which has frontage on Geyer Springs Road. The area southeast of Big Oak Lane is primarily single-family. The area to the north and southwest is primarily non-residential with the businesses fronting on Geyer Springs Road and/or West 65th Street. Big Oak Lane on the north side is constructed with curb and gutter, no sidewalk. The frontage on the south side has no curb, gutter or sidewalk. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All property owners 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: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this site. Entergy: Entergy does not object to this proposal. A single phase power line exists along the front of the property which should not interfere with the construction of the new residence. Contact Entergy in advance regarding future service requirements to the structure and future facilities locations as this project proceeds. 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. October 8, 2015 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-5304-A 3 2. 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: No comment. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: The area is currently served by METRO on Route 22 at Geyer Springs Rd. The area is part of our future plans for local service and service enhancements. We have no comments on this development. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: This request is located in the 65th Street East Planning District. The Land Use Plan shows 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 PDR (Planned Development Residential District) to allow for the construction of a single-family house on this site. Master Street Plan: Big Oak Lane 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. October 8, 2015 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-5304-A 4 G. SUBDIVISION COMMITTEE COMMENT: (September 16, 2015) The applicant was not present. Staff presented the item stating the applicant was requesting to rezone the site to PD-R to allow the construction of a new single-family home on the property. Staff stated the property was currently zoned C-3, General Commercial District which did not allow single-family. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no items raised at the September 16, 2015, Subdivision Committee meeting in need of addressing via a revised site plan. The applicant is requesting to rezone the property from C-3, General Commercial District to Planned Development Residential to allow the construction of a new single-family home on this currently vacant lot. The home is proposed with a setback of 27-feet for the front yard, 14-feet for the eastern side yard and 30-feet for the western side yard. The rear yard setback is indicated at 30-feet. The setbacks are more than adequate to meet the typical minimum standards for residentially zoned property. The site plan as presented does not include the placement of fencing or accessory structures. The applicant is requesting the future homeowner be allowed fencing and accessory structures as typically allowed per the R-2, Single-family Zoning District. The applicant is also requesting the allowance of home occupations as allowed in the residential zoning districts. Staff is supportive of the request. The applicant is seeking to rezone the site to allow for construction of a new single-family home on this vacant lot. Although there are non-residential uses located in the area this area also has a large number of single-family homes located to the south and southeast of this site. There have been very few new homes constructed in this area in the past several years but there are very few vacant lots in this area to build on. Staff does not feel the rezoning to PD-R to allow for construction of a new home will have any adverse impact on this 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. October 8, 2015 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-5304-A 5 PLANNING COMMISSION ACTION: (OCTOBER 8, 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 the item to the November 5, 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 9 ayes, 0 noes and 2 absent. October 8, 2015 ITEM NO.: 9 FILE NO.: Z-5675-E NAME: Philander Smith College Short-form POD LOCATION: Located at 900 West Daisy L. Gatson Bates Drive DEVELOPER: Philander Smith College 900 West Daily L. Gatson Bates Drive Little Rock, AR 72202 ENGINEER: Crafton Tull and Associates 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72211 AREA: 2.05 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: R-3, Single-family with a Conditional Use Permit for the college ALLOWED USES: Residential and College PROPOSED ZONING: POD PROPOSED USE: College, creation of foreclosable lots around existing and proposed structures on the campus and create variances from the typical development standards of the subdivision ordinance VARIANCE/WAIVERS: None requested. BACKGROUND: Philander Smith College has existed at this site since the early 1880’s, and though it has expanded since then, as far as staff is aware, it has been compatible with the neighborhood. The site is zoned primarily R-4, Two-family district, with the northeast and southwest corner zoned C-3, General Commercial District. The surrounding zoning is a mixture of residential, office, commercial, industrial and Capitol Zoning District scattered all around the perimeter of this site. The majority of the abutting zoning is commercial and office except for a portion of the east side which is bounded by the Mount Holly Cemetery and is zoned R-2, Single-family. October 8, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5675-E 2 On April 20, 1993, the Little Rock Planning Commission approved a Conditional Use Permit request for the college to allow construction of a gymnasium, physical education building, business school building, swimming pool and a future academic building. Setback variances were approved for the buildings located along Chester Street and I-630. On February 8, 2001, the Little Rock Planning Commission approved an amendment to the proposed phasing plan for the college. The Phased Master Plan included the following additions: Phase 1: Library with parking, southwest corner of the existing campus. Phase 2: Science and Health Mission Center, midway along Chester Street, west side of the campus, started within a year. Phase 3: Convert old gym in the center of the current campus into a student recreational facility, date unknown. Phase 4: Construction Elijah Pits Memorial Plaza, midway along south side of the campus, along Daisy L. Gatson Bates Drive, date unknown. Phase 5 and beyond: Convert existing library into a fine arts facility, convert old science building into academic facilities and offices, construct additional student housing, new president’s home and academic buildings as shown on the site plan. These changes will occur in 2003 and beyond. The approved site plan addressed setbacks stating most setbacks were being met or were exceeding the setbacks typically required per the zoning district. Reduced setbacks were approved for an area along the northeastern portion of the site along Gaines Street and adjacent to property owned by Wesley Chapel United Methodist Church. A building height variances was approved with the CUP request. The new buildings were to vary between two (2) and four (4) stories, with a maximum building height of 60 feet. An overall parking plan was approved for the campus. Parking requirements for a college is one parking space for each 300 square feet of gross floor area or one (1) space for every four (4) students, whichever is greater. The approved CUP based the total parking required on the increase in building square footage since the number of required spaces would be more, 450 students – 112 parking spaces or 191,300 square feet of increased floor area – 637 new parking spaces. This resulted in the need for a total of 1,027 parking spaces to serve the campus. The approval allowed a variance to reduce the number of parking spaces to a total of 804 parking spaces October 8, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5675-E 3 including spaces located in the parking deck and 75 of the total spaces located off site, across Chester Street at the southwest corner of the campus. On December 17, 2009, the Little Rock Planning Commission approved a Conditional Use Permit request to allow the phased construction of four (4) new dormitory buildings on the campus. At the time the student enrollment was 600 students with an anticipated growth to 1,000 students. Each of the phases of the Master Plan included several phases within the phase. The Phase I portion of this development was to construct the four (4) new student housing buildings. Old unused dormitory buildings were to be removed to make way for the new construction. The new buildings were to be constructed on the east side of the campus; within the block bounded by Gaines Street and the former rights of way of West 12th Street, State Street and West 13th Street. Each building was approved three (3) stories with a maximum building height of 47.5-feet. The overall parking plan was reviewed and approved. The parking requirement was to be 1,300 spaces for the usable 390,000 square feet of building space or 150 spaces for the 600 students. At the time there were 536 parking spaces of which only 150 were being used on a daily basis by the students and faculty. It was noted the master plan anticipated an enrollment of 1,000 students in 648,200 square feet of building area. Under the Master Plan presented a total of 740 parking spaces were to be located on the campus. The Commission approved the parking as proposed. On December 15, 2011, the Little Rock Planning Commission approved a Conditional Use Permit request to allow the construction of a campus center building on the campus. The plan indicated a 62,000 square foot dining/student center building as was indicated on the School’s Master Plan which was presented to the Commission at their December 17, 2009 public hearing. The building was approved with a maximum building height of 45-feet. The building was proposed to contain all student services including post office, bookstore, recreational room, diner/coffee shop and cafeteria/dining area/kitchen. No new parking was required for this development. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing the rezoning of a portion of the site from R-3, Single-family to Planned Office Development to allow the creation of a proposed plat/plan for Philander Smith College. Philander Smith is required by their lending institutions to create “foreclosable lots” around certain structures on the campus thus the need for the preliminary plat/planned office development rezoning request. The plat includes variances from the typical development standards of the subdivision and zoning ordinances with regard to setbacks and landscaping requirements. The proposed POD application is also addressing the October 8, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5675-E 4 proposed parking plan for the newly created lots on the existing campus. All other aspects of the proposed development are referenced within the approved Conditional Use Permit (CUP) requests as noted above and contained within the approved CUP files. B. EXISTING CONDITIONS: The college occupies most of an area contained within 12 blocks extending from I-630 on the north to Daisy L. Gatson Bates Drive on the south and from Gaines Street on the east to Chester Street on the west. A large number of the buildings proposed in the overall master development plan have been constructed. There are three (3) to four (4) buildings proposed within the area proposed for rezoning to Planned Office Development which have not been constructed but are indicated on the site plan for future development. To the east is the Mt. Holly Cemetery. To the south are residential and non-residential use. Across Chester Street are properties zoned R-4, Two-family District, I-2, Light Industrial District and O-3, General Office District. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All property owners located within 200 feet of the site along with the Downtown Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. At time of building permit, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. In addition, old curb cuts maybe requested to be closed and access ramps installed at intersections. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy does not object to this proposal. A three phase power line exists to the north along 12th Street and along South Gaines Street. Contact Entergy in advance regarding future service requirements to the development, desired line extensions, and future facilities locations as this project proceeds. CenterPoint Energy: No comment received. October 8, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5675-E 5 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. 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. 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. October 8, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5675-E 6 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 (Captain Tony Rhodes 501.918.3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: No comment. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Public Institutional (PI) for this property. The Public Institutional category includes public and quasi-public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. The applicant has applied for a rezoning from R-4, Two-family District to POD (Planned Office Development District) to allow for the division of the area into four (4) lots with various academic buildings and dorms on the site. Master Street Plan: Daisy L. Gatson Bates Drive is as 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: A Class II Bike Lane is shown along Daisy L Gatson Bates Drive. 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. October 8, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5675-E 7 2. 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: (September 16, 2015) Mr. Frank Riggins of Crafton Tull and Associates was present representing the request. Staff presented an overview of the item stating there were no outstanding technical issues associated with the request. Staff stated the request was to allow the creation of a plat/plan to allow lots, setbacks and landscaping inconsistent with the typical development standards of the various ordinances. 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 raised at the September 16, 2015, Subdivision Committee meeting. The applicant request is to rezone this area of Philander Smith College to a Planned Office Development from R-3, Single-family to allow the creation of a proposed plat/plan for the college. As a part of financing Philander Smith is being required by their lending institutions to create “foreclosable lots” around certain structures on the campus. Since the lots are substandard lots per the typical development standards of the various City ordinances and the building setbacks would not comply with the typical development standards of the various ordinances the College is requesting the rezoning to allow the creation of a plat/plan by the rezoning to Planned Office Development. The general purpose section of the zoning ordinance for the planned zoning district states the planned unit development and planned development districts are established to permit the combination of subdivisions and zoning review for parcels of land into one (1) process in order that all aspects of a proposed development can be reviewed and acted upon simultaneously. It is also the intent of the planned zoning district process to permit the use of flexible guidelines rather than fixed zoning or subdivision regulations in the administrative review of specific development plans. The ordinance states by permitting and encouraging October 8, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5675-E 8 the use of such procedures, the Planning Commission and Board of Directors are able to make more informed land use decisions and thereby guide development more effectively in the best interest of the health, safety and welfare of the City. All other aspects of the development of the campus with regard to parking, signage, building heights should be referred back to the approved Conditional Use Permit requests as noted in the background section above and contained within the approved CUP files. Staff is supportive of the applicant’s request. Staff does not feel the rezoning to allow the creation of the plat/plan as proposed by the applicant will adversely impact this 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: (OCTOBER 8, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. October 8, 2015 ITEM NO.: 10 FILE NO.: Z-5766-A NAME: Horton’s Orthotics and Prosthetics Short-form PD-C LOCATION: Located at 5220 West 12th Street ARCHITECT: Polk Stanley Wilcox Attn. Ross McCain, AIA 2222 Cottondale Lane Little Rock, AR 72202 ENGINEER: Development Consultants, Inc. 2200 North Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: 0.74 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: O-3, General Office District and C-3, General Commercial District ALLOWED USES: Office and Commercial PROPOSED ZONING: PD-C PROPOSED USE: Medical appliance fitting and sales VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow the placement of the driveway on West 12th Street nearer the property line than typically allowed. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting rezoning of the site from O-3, General Office District and C-3, General Commercial District to Planned Development Commercial to allow the existing business, Horton’s Orthotics and Prosthetics, to remove a portion of an existing structure and construct a new building on the site. Horton’s Orthotics and Prosthetics has been in operation at this location for approximately 25-years. Originally the Horton’s purchased the property and built an addition to the existing old home, all of which housed their prosthetics business. In 1994 a October 8, 2015 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-5766-A 2 second addition to the building was constructed to expand the business. At this point the original home is no longer serviceable due to failing foundations and roof, as well as poor electrical and HVAC components, and in fact the layout of the old house no longer works well as a business office for the business. The owner is now proposing to remove the old home and replace it with a new structure to tie into the earlier additions. The applicant is requesting a variance from the typical development standards for the driveway located on West 12th Street. The drive is indicated 25-feet from the western property line. The drive is indicated as an exit only drive. B. EXISTING CONDITIONS: This section of West 12th Street contains a number of medical related office uses. Across both Harrison and West 12th Streets are medical clinic uses. To the east on the east and west corners of South VanBuren Street are medical office clinics. Also located in the area are restaurant uses, a drycleaners, convenience stores, hotels and churches. West 12th Street has been constructed to Master Street Plan standard including curb and gutter. South Harrison Street has curb, gutter and sidewalk located along this property frontage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All property owners located within 200 feet of the site along with the Forest Hills, Hope and Oak Forest Neighborhood Associations 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. A 20 foot radial dedication of right-of-way is required at the intersection of West 12th Street and Harrison Street. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. October 8, 2015 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-5766-A 3 5. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. E. UTILITIES 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 along the north side of 12th Street on the south side of this property. A single phase line exists on the west side of the property on So. Harrison Street. There do not appear to be any conflicts with existing Entergy facilities unless the proposed drive on 12th Street creates a conflict with an existing pole. Contact Entergy in advance regarding future service requirements to the development and future facilities locations as this project proceeds. 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. October 8, 2015 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-5766-A 4 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. 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. 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 (Captain 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. Rock Region Metro: The area is currently served by METRO on Route 3, one of our top 5 ridership routes. We would like to emphasize maintaining the sidewalk connections to the neighborhood for transit rider access to jobs and shopping. October 8, 2015 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-5766-A 5 The area is part of our future plans for Bus Rapid Transit. METRO has plans to provide service enhancements. One missing site element, not shown on the plan was curb ramps at the new driveway entrance. Needed for ADA access to the sidewalk. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.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 Office (O) for this property. The Office category includes services provided directly to consumers (e.g. legal, finance, medical) as well as general offices which support more basic economic activities. The applicant has applied for a rezoning from C-3, General Commercial District and O-3, General Office District to PCD (Planned Commercial Development District) to allow for redevelopment of a medical office/clinic on this site. 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 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 Lane is shown along 12th Street. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Planning Division: This request is located in the I-630 Planning District. The Land Use Plan shows Office (O) for this property. The Office category includes services provided directly to consumers (e.g. legal, finance, medical) as well as general offices which support more basic economic activities. The applicant has applied for a rezoning from C-3 (General Commercial District) and O-3 (General Office District) to PCD (Planned Commercial District) to allow for redevelopment of a medical office/clinic on this site. 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. October 8, 2015 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-5766-A 6 Entrances and exits should be limited to minimize negative effects of traffic and 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 Lane is shown along 12th Street. 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 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. An additional ten (10) shrubs will be required adjacent to the 12th Street right-of- way. 3. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. 4. Provide perimeter plantings adjacent to the west property line and screening shrubs adjacent to southeast site exit. 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. G. SUBDIVISION COMMITTEE COMMENT: (September 16, 2015) The applicant was present. Staff presented an overview of the item stating there were a few outstanding technical issues related to the site plan which needed to be addressed prior to the Commission acting on the request. Staff requested the applicant provide the days and hours of operation, the proposed signage plan and the location of any proposed fencing. Staff also requested the site plan include a note concerning the dumpster screening. Public Works comments were addressed. Staff stated a radial dedication of right of way was required at the intersection of West 12th and South Harrison Streets. Staff also stated any broken curb, gutter or sidewalk was to be replaced by the applicant prior to the issuance of the certificate of occupancy. Staff stated no additional right of way was required along South Harrison Street. October 8, 2015 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-5766-A 7 Landscaping comments were addressed. Staff stated the perimeter planting strip was required but could be reduced to six (6) feet nine (9) inches since the property was located in the designated Mature Area of the City with regard to landscaping and buffering requirements. Staff stated screening was required adjacent to properties zoned or used as residential. Staff requested the applicant provide perimeter plantings adjacent to the west property line and screening shrubs adjacent to the southeast site exit. 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. The applicant has provided the days and hours of operation, the proposed signage plan, the location of fencing and included a note concerning the dumpster screening. The applicant has also noted the right of way for West 12th Street was dedicated with a previous construction project. The requesting is to rezone the site from O-3, General Office District and C-3, General Commercial District to Planned Development Commercial to allow the existing business, Horton’s Orthotics and Prosthetics, to remove a portion of an existing structure and construct a new building on the site. Per the zoning ordinance the business is classified as medical appliance fittings and sales which is a facility specializing in special purpose devices related to medical treatment. This use is allowed within the C-3, General Commercial district but not within the O-3, General Office district. Horton’s Orthotics and Prosthetics has been in operation at this location for approximately 25-years. The business converted a residence to the prosthetics business and later built an addition to the home to expand the business. In 1994 a second addition to the building was constructed to once again expand the business. Currently the original home is no longer serviceable due to structural failure as well as poor electrical and HVAC components. Also the layout of the old house no longer works well as a business office for the business and the owner is proposing to remove the home and replace it with a new structure to tie into the earlier additions. October 8, 2015 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-5766-A 8 The applicant is requesting a variance from the typical development standards for the driveway located on West 12th Street. The drive is indicated 25-feet from the western property line. Sections 30-43 and 31-210 direct the placement of drives with regard to property lines and the spacing between drives. The ordinance states driveway spacing on arterial streets is to be three hundred (300) feet. The spacing for drives is measured centerline to centerline or centerline to right-of-way of an intersecting collector street or street with a higher classification. The minimum spacing from the property line is to be one hundred fifty (150) feet. The drive is located 18-feet from the eastern property line. Staff is supportive of the drive. There is an existing drive on West 12th Street near the location proposed for the new access which is a two-way drive. This drive is proposed as an exit only drive which will limit backups on West 12th Street. The maximum building height proposed is 35-feet. The gross building area is 11,921 square feet. Of the site twenty percent (20%) is proposed with building coverage, fifty-six percent (56%) with paving and twenty-four percent (24%) with landscaping. The site plan includes thirty-three (33) parking spaces. The applicant has indicated 7,472 square feet of the building is used for office space and exam room/appliance fitting. The remaining 4,449 square feet is used for manufacturing of the medical appliances. The building materials included brick and vinyl siding with a composition shingle roof to match the existing construction. Parking for the business aspect of the business would be 24 parking spaces and for the manufacturing portion seven (7) parking spaces for a total of 31 parking spaces. The business operates from 8:00 am to 5:30 pm Monday through Friday. The hours of dumpster service have not been indicated. Due to the proximity to residential homes, staff recommends the dumpster hours of service be limited to 7:00 am to 6:00 pm Monday through Friday. The site plan includes there are two (2) ground signs existing on the site. The applicant has indicated no new signage is proposed. The signs are six (6) feet in height and 64 square feet in area. The signage is consistent with signage allowed in offices zones. No building signage is proposed. Should building signage be desired in the future the signage should comply with signage allowed in office zones or a maximum of the facades which abut a public street with an area not to exceed ten (10) percent. Staff is supportive of the applicant’s request. The business has existed at this location for 25+ years and does not appear to have adversely impacted the area. This portion of West 12th Street is redeveloping as a medical office corridor. Staff October 8, 2015 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-5766-A 9 does not feel the rezoning from O-3, General Office District and C-3, General Commercial District will have an impact on this site 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 variance request from Sections 30-43 and 31-210 to allow the placement of the driveway on West 12th Street nearer the property line than typically allowed. Staff recommends the dumpster hours of service be limited to 7:00 am to 6:00 pm Monday through Friday. PLANNING COMMISSION ACTION: (OCTOBER 8, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request from Sections 30-43 and 31-210 to allow the placement of the driveway on West 12th Street nearer the property line than typically allowed. Staff presented a recommendation the dumpster hours of service be limited to 7:00 am to 6:00 pm Monday through Friday. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. October 8, 2015 ITEM NO.: 11 FILE NO.: Z-5963-F NAME: Brodie Creek Lot 21 Revised Short-form PD-R LOCATION: Located at 27 Deerberry Forest Circle DEVELOPER: Marc Haynes 27 Deerberry Forest Circle Little Rock, AR 72211 SURVEYOR: Marlar Engineering 5318 John F. Kennedy Boulevard North Little Rock, AR 72116 AREA: 0.25 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: Add a swimming pool to the lot of the existing home VARIANCE/WAIVERS: None requested. BACKGROUND: Ordinance No. 16,908 adopted by the Little Rock Board of Directors on June 20, 1995, established Brodie Creek Community Long-form PRD. The development included a conceptual plan for the development of 695 acres located West of Bowman Road, between Panther Creek and Olds Lane, extending to Spring Valley Manor and north to Kanis Road as a “neo-traditional” or so-called “traditional” neighborhood. The proposed development was an attempt to recapture the “flavor”, “feel”, and style of the 18th and 19th century villages in order to foster neighborliness and a sense of community. October 8, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-5963-F 2 Ordinance No. 16,910 adopted by the Little Rock Board of Directors on June 20, 1995, revised the previously approved PRD for the “East Neighborhood” of the Brodie Creek Community. Four neighborhoods were proposed within the conceptual development. The “East Neighborhood” was proposed as Phase I of the development of the conceptual PRD. This part of the project involved the development of 75 acres of the 695 total project tract and was located to the west of Bowman Road, between Panther Branch Creek and Olds Lane, extending west approximately ½ mile. The “East Neighborhood” was proposed with 164 building sites. The focus of the neighborhood was semicircular “green” surrounded by houses and one mixed use building, which was proposed to initially be the sales office. There were two reserved tracts along the Bowman Road frontage of the RPD site. The development included pocket parks, which were to function as shared recreational space for neighbors. The development plan changed when a second developer purchased properties to the west of this area from the original developer. The second developer desired to develop the area as a traditional single-family neighborhood and not the planned community as was previously proposed. The new development is known as Woodlands Edge. Ordinance No. 18, 518 adopted by the Little Rock Board of Directors on July 3, 2001, revoked a portion (205 acres) of the PRD zoning classification restoring the R-2, Single-family zoning classification. On January 6, 2004, the Little Rock Board of Directors adopted Ordinance No. 19,012 revoking the PRD zoning classification for an additional 70 acres restoring the original R-2, Single-family zoning. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing to amend the previously approved Planned Residential Development for Lot 21 Brodie Creek Addition to allow an accessory structure, a swimming pool, on the lot. The swimming pool is proposed 12-feet by 28-feet. The swimming pool will be placed within the 20-foot building setback on the lot. The applicant is also proposing the placement of a six-foot fence beyond the typically required 20-foot building setback to secure and screen the pool area. Both the pool and fence are located 10-feet and less from the property line along Persimmon Path. A swimming pool is considered an accessory use. The provision for accessory uses such as swimming pools and storage buildings were not addressed in the approval of the original PRD for the Brodie Creek Subdivision. B. EXISTING CONDITIONS: The site contains a single-family residence. The area the applicant is proposing, as the pool site is a side yard abutting Persimmon Patch. Brodie Creek has developed with single-family homes and currently there are homes located to the north, south and east of the site. October 8, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-5963-F 3 C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owners. All property owners located within 200 feet of the site were notified of the public hearing. There is not an active recognized City of Little Rock Neighborhood Association located in this area. 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. However, Entergy’s records indicate that there is a buried power line which runs along the eastern edge of Persimmon Path (west side of property) and another one along the back property line at this location. Both may be close to the location of the proposed pool. Please call AR One Call to locate all buried facilities and proceed with caution when digging once facilities are located/marked. As long as the pool is outside of the electrical utility easement and away from the buried power lines, then Entergy does not object. 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. 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. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: No comment. October 8, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-5963-F 4 Rock Region Metro: The area is not currently served by METRO. The area is part of our future plans for local service and service enhancements. We have no comments on this development. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density allows for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The applicant has applied for a revision to the existing PRD (Planned Residential Development District) zoning to allow construction of a swimming pool on this site. Master Street Plan: Deerberry Forest Circle 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: (September 16, 2015) The applicant was not present. Staff presented the item stating there were no outstanding technical issues associated with the request. Staff stated the applicant was seeking approval to revise the Planned Residential Development for his lot to allow the construction of a swimming pool which was considered an accessory structure under the zoning ordinance. Staff stated the approval of the Brodie Creek PD-R did not address accessory structures which in turn required homeowners to revise the PD-R if and when an accessory structure was desired. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. October 8, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-5963-F 5 H. ANALYSIS: There were no outstanding technical issues in need of addressing raised at the September 16, 2015, Subdivision Committee meeting. The request is to amend the previously approved Planned Residential Development for Lot 21 Brodie Creek Addition to allow the placement of an accessory structure, a swimming pool on the lot. The swimming pool is proposed 12-feet by 28-feet. The swimming pool will be placed within the 20-foot building setback on the lot along the alley and Persimmon Path. The pool is proposed with an eight (8) foot separation between the existing home and the new construction. The zoning ordinance states swimming pools and all appurtenant structures both above ground and below grade of adjacent yard area shall be construed to be accessory structures and conform to the standards of the zoning ordinance. Accessory buildings or structures are not to be located closer than sixty (60) feet to the front property line, fifteen (15) feet from a street side line and may not occupy more than thirty (30) percent of the required rear yard area. For purposes of double front lots, accessory buildings are to conform to front yard setback requirements on both streets. Accessory buildings or structures are to be subordinate to the principal structure on the lot and contain less gross floor area. All single-family and two-family residences are to be separated from accessory structures by a distance of not less than six (6) feet. The plan as presented incudes a ten (10) foot setback from Persimmon Path and a five (5) foot setback from the abutting alley. The swimming pool has an eight (8) foot separation from the home. The applicant is also proposing the placement of a six (6) foot fence beyond the typically required building setback to comply with state and local codes as well as to screen the pool area. The applicant has indicated the fence will be constructed as a solid faced fence or some form of decorative fencing material. The exact location has not been determined but it is anticipated the fence will be located five (5) to six (6) feet from the property line. Staff is supportive of the request. The applicant is seeking approval to allow the placement of an accessory structure on this residential lot. The addition of a swimming pool is considered an accessory use. The provision for accessory structures such as swimming pools and storage buildings was not addressed in the approval of the original PRD. Staff does not feel the placement of the accessory structure as proposed will adversely impact the development or the area. October 8, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-5963-F 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: (OCTOBER 8, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. October 8, 2015 ITEM NO.: 12 FILE NO.: Z-6610-B NAME: Fitness for Life Revised Short-form PD-O LOCATION: Located at 9414 Colonel Glenn Road DEVELOPER: Curtis White 5911 Timber Side Road Little Rock, AR 72204 SURVEYOR: Blaylock Threet Engineers, Inc. 1510 South Broadway Little Rock, AR 72202 ARCHITECT: Woods Group Attn. Ron Woods 2200 Main Street Little Rock, AR 72206 AREA: 1.136 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PD-O ALLOWED USES: Health studio or spa PROPOSED ZONING: Revised PD-O PROPOSED USE: Health studio or spa – allow construction of a building larger than previously approved VARIANCE/WAIVERS: None requested. October 8, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6610-B 2 BACKGROUND: Ordinance No. 17,490 adopted by the Little Rock Board of Directors on February 16, 1999, rezoned the site from R-3, Single-family to PD-O. The approval allowed the use of an existing one story frame residential structure as an office use. The approval also allowed the construction of a 50-foot by 60-foot frame accessory building immediately north of and behind the existing structure. It does not appear the accessory structure was constructed on this site. Ordinance No. 21,086 adopted by the Little Rock Board of Directors on August 18, 2015, revised the previously approved PD-O. The approval allowed for the redevelopment of the site with a new fitness center. The structure was approximately 9,800 square feet and was comprised of a training room, equipment room, ½ gym floor, men and women restrooms with locker areas and showers, office and a small café. No cooking was to occur on the premises and only pre-packaged food items would be sold. The site plan included 20 parking spaces. The owner was a trainer and his clients were scheduled to use the facility by appointment. The facility was not proposed to be open to the general public as a typical health studio spa would be. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to amend the previously approved Planned Development Office to allow the construction of a building larger than previously approved. The trainer has indicated there is a need for a full gym court and not just the ½ court as previously approved. The results in an overall building size of 12,583 square feet. The site plan includes the placement of 21 on-site parking spaces. B. EXISTING CONDITIONS: This area along Colonel Glenn Road contains a mixture of uses and zoning. There is a church located immediately east of the proposed site, with single-family residences to the west and south across Colonel Glenn Road. A utility contracting business is located further west along the south side of Colonel Glenn Road, with the Farmer’s Association farm supply business located across Colonel Glenn Road to the southwest. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All property owners located within 200 feet of the site along with the John Barrow Neighborhood Association were notified of the public hearing. October 8, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6610-B 3 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Colonel Glenn 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. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to the street including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from centerline. AHTD denied the proposed street improvements. A payment should be made in-lieu of construction for the widening of Colonel Glenn Road for the local contribution to a future AHTD widening project. If the in-lieu payment is not used in 10 years, the applicant can request the payment be returned with interest. 3. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 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. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 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. 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 at 501.379.1813 or gsimmons@littlerock.org for more information. 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 along the north side of Colonel Glenn Road in front of the property. The proposed drive to the development should not conflict with existing Entergy facilities. However, care should be used when cutting in the drive due to the October 8, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6610-B 4 overhead power lines. Contact Entergy in advance regarding future service requirements to the development, desired line extensions, and future facilities locations as this project proceeds. 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 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. October 8, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6610-B 5 8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal’s Office (Captain 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. Rock Region Metro: The area is currently served by METRO on the Route 9. We would like to emphasize maintaining the sidewalk connections to the neighborhood for transit rider access to jobs. The area is part of our future plans for local service with service enhancements. On the site plan no sidewalks are designed into the property. We have difficulty providing safe locations for the bus to stop in this neighborhood without sidewalks. The current bus stop is located at Col Glenn & Allard Dr. ½ block from this new development. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: October 8, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6610-B 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 I-430 Planning District. The Land Use Plan shows Office (O) for this property. The Office category includes services provided directly to consumers (e.g. legal, finance, medical) as well as general offices which support more basic economic activities. The applicant has applied for a revision to the existing PDO (Planned Development Office District) to allow the construction of a larger building on this site. Master Street Plan: Colonel Glenn 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 Colonel Glenn Road since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along Colonel Glenn 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. 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. 3. An irrigation system shall be required for developments of one (1) acre or larger. 4. 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. 5. 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. 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). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer October 8, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6610-B 7 parking spaces. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. 7. There is approximately seven thousand five hundred (7,500) square feet of vehicular use area. Approximately six hundred (600) square feet of interior landscape area will be required. 8. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (September 16, 2015) The applicant was 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 Commission recently approved a Planned Office Development for this site to allow the use as proposed. Staff stated the previous approval included a ½ gym court and the applicant was nowproposing to place a full gym court on the site. Staff questioned if there are any other modifications to the previous approval. The applicant stated the only change was in the building size. Public Works comments were addressed. Staff stated as with the previous approval all public works comments continued to apply. Staff stated an in-lieu contribution for street improvements was required. Staff also stated all grading activities would require permitting prior to construction. Landscaping comments were addressed. Staff stated screening was required for the adjacent residentially zoned or used properties. Staff also stated an automatic irrigation system was required for developments of one (1) acre or more. 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 issues raised at the September 16, 2015, Subdivision Committee meeting in need of addressing via a revised site plan. The applicant is requesting to amend the previously approved Planned Development Office to October 8, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6610-B 8 allow the construction of a larger building envelope and square footage than previously approved. The previous approval allowed a building square footage which included the construction of a ½ gym court. The trainer is now requesting to increase the building square footage to allow a full gym court. The structure is approximately 12,583 square feet. Within the building is a training room, equipment room, full court gym floor, men and women restrooms with locker areas and showers, office and a small café. No cooking will occur on the premises and only pre-packaged food items will be sold. The facility is not open to the general public on a walk in basis. The fitness center owner trains one on one and fitness classes. Outdoor activities may occur with the fitness center. Any area of outdoor activity will be screened by a wood fence. The hours of operation are Monday through Saturday from 5:00 am to 9:00 pm and Sunday from 2:00 pm to 6:00 pm. Parking for a business considered personal service establishments, such as barber, beauty shops and similar uses, is to be provided at one (1) space per two hundred (200) gross square feet of floor area. Based on this calculation a total of sixty-two (62) parking spaces would typically be required. If the parking was based on a general retail use, one (1) space per three hundred (300) gross square feet of floor area a total of forty-one (41) parking spaces would typically be required. The site plan includes the placement of twenty-one (21) on-site parking spaces. Based on the applicant’s proposal as a personal trainer and this facility not being the typical health studio or spa staff feels the parking as proposed is adequate to serve the business. The applicant has indicated a single ground sign will be placed along Colonel Glenn Road. The sign will comply with signage allowed in office zones or a maximum of 6-feet in height and 72 square feet in area. Building signage will be placed on the front facades of the building and along the south side with frontage on Colonel Glenn Road. Signage is proposed to comply with signage allowed in office zones or a maximum of ten (10) percent of the façade area. The building will be a combination of brick, masonry and EFIS with aluminum fascia trim. The maximum building height is 29-feet for all the buildings. The applicant has indicated a payment in-lieu of street construction will be provided along Colonel Glenn Road. The applicant has indicated a dedication of right of way as per the Master Street Plan will be provided. The applicant has indicated an easement will be provided to the adjacent property owner to allow their existing driveway to remain. October 8, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6610-B 9 Staff is supportive of the applicant’s request. The applicant is proposing a revision to the previously approved Planned Development to allow a fitness trainer, health studio or spa, to construct a new building on the site. The applicant has indicated compliance with the landscape and buffer ordinances will be adhered to upon redevelopment of the site. 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. Staff recommends the applicant provide an in-lieu payment for the cost of street construction to Colonel Glenn Road. PLANNING COMMISSION ACTION: (OCTOBER 8, 2015) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation the applicant provide an in-lieu payment for the cost of street construction to Colonel Glenn Road. Mr. Curtis White addressed the Commission as the applicant. He stated his business was a small business. He stated he trained eight (8) to ten (10) persons at a time. He stated he did not generate a great deal of traffic. He stated he would yield the remainder of his time to the opposition. Ms. Jana Shepherd addressed the Commission in opposition of the request. She stated her home was located to the west of the proposed development site. She stated the former use was an office use which was a quiet business. She stated the former owner was in failing health and had to sell the property. She stated since construction had started there was a large amount of dust and activity on the site. She stated she had returned home to have her driveway blocked by workers on the site. She stated the area was a residential area and not a commercial area. She stated a gym as large as proposed would intrude into the neighborhood. She stated the hours of operation were proposed from 5:00 am to 9:00 pm daily. She stated her mailbox was located on the shared drive with this development. She questioned the livability of her home with the commercial use located next door. She stated there was a church located to the east of this site and residential homes in a subdivision located to the south. She requested the Commission deny the request. October 8, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6610-B 10 Ms. Lauren Gordon addressed the Commission in opposition of the request. She stated she was the homeowner and felt this area should not be a commercial area. She stated the house was a 100 year old farmhouse with windows that did not block noise. She stated with the commercial business there would be random people accessing the site at all times. She stated the commercial activity would be an interruption to the residential uses in the area. She stated this interruption would be more than the previous businesses had been. Carson Harris addressed the Commission on behalf of the applicant. He stated he was the contractor for the new construction. He stated the construction of the building had not started. He stated the timber was sold from the site which the contractor may have created some problems and dust that did cause the homeowner concerns. He stated the driveway to the home was located on Mr. White’s property. He stated the drive for the fitness center would be located on the east side of the property allowing Ms. Shepherd a private driveway and access easement. He stated the business was not an all day long business. He stated Mr. White trained persons from 5:30 AM to around 11:00 PM and then started again at 4:00 PM and closed at 7:00 PM to 8:00 PM. He stated the need for the larger facility would allow trainees to move from court to court and allow a full court training rather than a ½ court training. There was a general discussion by the Commission of the concerns raised by Ms. Shepherd. Commissioner Bubbus stated several of the concerns were code enforcement issues and could be addressed by staff. The Commission noted the request was a planning issues and the site was previously allowed an office use. The Commission noted the contractor and his willingness to follow through with his commitment to follow City codes and ordinances. A motion was made to approve the request as recommended by staff including all staff recommends and comments. The motion carried by a vote of 8 ayes, 0 noes, 2 absent and 1 recusal (Commissioner Cox). October 8, 2015 ITEM NO.: 13 FILE NO.: Z-7701-D NAME: Chenal Pet Palace Revised Short-form PD-C LOCATION: Located at 14309 Kanis Road DEVELOPER: Chenal Pet Palace Steve Mosley 14309 Kanis Road Little Rock, AR 72210 ENGINEER: McGetrick and McGetrick P.O. Box 30441 Little Rock, AR 72260 CURRENT ZONING: PD-C ALLOWED USES: Dog Kennel and grooming facility PROPOSED ZONING: Revised PD-C PROPOSED USE: Increase the number of kennels allowed for the site VARIANCES/WAIVERS REQUESTED: A variance from Sections 30-43 and 31-210 to allow the driveway nearer the property line than typically allowed. BACKGROUND: On August 26, 2004, the Little Rock Planning Commission reviewed a request to allow the use of the existing building and redevelopment of the site as a dog kennel and grooming facility. The applicant indicated there would be approximately 30 stalls within the enclosed building. The applicant indicated there would be no outdoor runs or kennels located on the site. The proposed hours of operation were from 6:00 am to 6:00 pm seven days per week. The applicant did not propose any exterior modifications to the site. All existing parking was to be maintained and no new on-site paved areas would be added. The applicant indicated one-half street improvements would be put in place for an existing 40-foot right-of-way located along the eastern property line. October 8, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-7701-D 2 The Little Rock Board of Directors adopted Ordinance No. 19,203 on October 5, 2004, rezoning this site from R-2, Single-family to PD-C. Ordinance No. 19,499 adopted by the Little Rock Board of Directors on March 11, 2006, allowed the site to increase the number of kennel spaces. The original approval allowed for approximately 30 kennel stalls all contained within the structure. The 2006 approval allowed the total number of kennel stalls to be increased to 70. The previous approval also did not allow for outdoor runs or kennels and all dogs were to be leashed for outdoor activities. The 2006 approval allowed for the placement of six (6) outdoor pens along the southwest portion of the site for outdoor activities. The dogs were to be left in the outdoor areas for 20 to 30 minutes at a time to allow outdoor activities and exercise for the dogs. The kennel areas were covered along the rear of the building extending most of the length of the structure. Ordinance No. 20,446 adopted by the Little Rock Board of Directors on July 5, 2011, allowed a revision to the previously approved PCD to allow a 700 square foot storage building along with a covered outdoor play area to the western portion of the site. The storage building was constructed after the 2006 approval of the PCD zoning. The site is located outside the City limits of Little Rock therefore no building permits were required for construction. In addition to approval of the storage building the applicant requested to construct a dog pavilion containing 762 square feet. The dog pavilion would be covered, fenced-in and was to be open-air. The dog pavilion was to be used during rains to allow the dogs to go outside. The pavilion did not change the number of dogs allowed on the site for boarding or the number of dogs allowed outside for outdoor play. Ordinance No. 21,048 adopted by the Little Rock Board of Directors on June 2, 2015, allowed a revision to the previously approved PD-C. The approval allowed an expansion of the land area and increase the number of dogs by 10 allowed to be boarded/daycare on the site. The applicant purchased property to the south of the outdoor play area and along the western perimeter of the property. There were no development plans for the additional land area at the time. The applicant indicated future construction of parking along the western portion of the property to replace the existing parking lot was proposed. An addition to the building along the western perimeter was also proposed and approved. The site plan indicated at the time of construction of the new parking lot the front entrance would be modified to enter the building from the new parking area. The approval included the requirement that the applicant provide the design of the street (Kanis Road) conforming to the Master Street Plan. The construction was to include one-half street improvement to Kanis Road including five (5) foot sidewalk with the planned development. The approval acknowledge as per Chapter 30-284, the applicant was potentially eligible to declare a financial hardship for the one-half street improvement cost for Kanis Road. The minute record states the remaining two (2) driveways on Kanis Road were to be closed with the construction of the proposed October 8, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-7701-D 3 western parking area and/or the widening of Kanis Road and only one (1) driveway could be installed in conformance with the driveway spacing requirements found in Chapters 30-43 and 31-210. The minute record also states due to the construction of Panther Branch Drive, the eastern driveway created an unsafe intersection. The east driveway was to be closed or connected into the future street constructed within the south right-of-way that intersects Kanis Road or Panther Branch Drive at an intersection designed to meet ASSHTO standards. The future driveway from the property was to intersect the future street no closer than 250-feet from the Kanis Road or Panther Branch Drive right-of- way. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to amend the previously approved PD-C to clarify the number of dogs allowed to be kept on the site. The applicant has indicated a mistake was made and the number of pets being requested was for ten (10) additional kennels and not ten (10) dogs. Currently there are seventy (70) kennels approved for the site. B. EXISTING CONDITIONS: The site is located outside the City limits but within the City’s Extraterritorial Planning Jurisdiction. The site contains a renovated industrial building serving as a pet grooming and boarding business. South of the site is a vacant area currently zoned MF-6. North of the site are single-family homes. North and west of the site are vacant R-2, Single-family zoned properties. To the east is a multi-family development currently under construction. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. All property owners located within 200 feet of the site along with the Spring Valley Manor Neighborhood Association and the Parkway Place Neighborhood Association were notified of the public hearing. 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. October 8, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-7701-D 4 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5-foot sidewalks with the planned development. The new back of curb should be placed 29.5 feet from centerline. With the proposed development, the property maybe eligible to declare a financial hardship for one-half street improvements cost for Kanis Road. 3. Due to the proposed use of the property, the Master Street Plan specifies that the undeveloped street on the south for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 4. A 30 foot radial dedication of right-of-way is required at the intersection of Kanis Road and the undeveloped right-of-way on the south. This condition was previously required as a condition of approval of Planning Commission action. 5. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveway spacing on arterial streets is 150 feet from the side property line and 300 feet between driveways. A variance must be requested for the proposed driveway. The two (2) driveways on Kanis Road between the proposed parking area driveway and the future Panther Branch Drive should be removed with the construction of the west parking area. 6. An east driveway can be connected into the future street constructed within the south undeveloped right-of-way that intersects Kanis Road or Panther Branch Drive at an intersection designed to meet ASSHTO standards. The future east driveway from the property should intersect the future street no closer than 250 feet from the Kanis Road or Panther Branch Drive right-of- way. 7. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. No comment. Entergy: Entergy does not object to this proposal. Three phase service is already provided to the building from the front. Proposed extensions to the building are in the back – no conflict. Contact Entergy in advance should electrical service requirements change for the building. October 8, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-7701-D 5 CenterPoint Energy: Please be advised that CenterPoint Energy owns and operates High Pressure natural gas facilities within the Kanis Road right of way adjacent to Block 17 on the provided PCD Site Plan. Centerpoint Energy has no objection to the proposed development; however, we request the developer call 811 prior to any construction activities. 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. 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. October 8, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-7701-D 6 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. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: The area is not currently served by METRO. The area is not part of our future plans for local service with service enhancements. We have no comments on this development addition to a pet care facility. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Suburban Office (SO) for this property. The Suburban Office category provides for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. The applicant has applied for a revision of the existing PDC (Planned Development Commercial District) zoning to allow an increase in the number of pets to be kept both in boarding and daycare on the site. Master Street Plan: Kanis Road is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. October 8, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-7701-D 7 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. 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. The plantings, existing and purposed, shall be provided within the landscape ordinance of the City, Section 15-81. The adjacent property to the east is zoned R-2, a land use buffer and screening will be required. 3. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 4. 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. 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. An irrigation system shall be required for developments of one (1) acre or larger. 7. 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. 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: (September 16, 2015) Mr. Pat McGetrick was present representing the request. Staff stated the request was to increase the number of kennels allowed on the site. Staff stated the approval by the Commission in April allowed an increase in the number of pets by ten (10) which was not the intention of the kennel owners which was to increase the number of kennels by ten (10). Staff questioned the number of pets October 8, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-7701-D 8 that could occupy a kennel. The applicant stated there were variables including the size of the dog, the number of pets owned by one (1) owner and the temperament of the pet. Staff also questioned the occupancy capacity of the facility. The applicant provided an example. He stated today was a slow day and there were close to one hundred (100) dogs being served by both daycare and overnight boarding. He stated during holidays this number increased to two hundred (200) to two hundred fifty (250). He stated this was not the norm and only occurred a few times per year. Public Works comments were addressed. Staff stated all previous conditions continued to apply to this approval. Mr. McGetrick questioned if the development would be eligible for a hardship on the cost of street construction and make a payment in-lieu of construction. Staff stated they would review the request if the applicant desired to present a case for a hardship. Landscaping comments were addressed. Staff stated all previous comments and conditions continued to apply. Staff stated the parking lot would require full compliance with the landscape ordinance. Staff stated based on the percentage of upgrade to the building an upgrade in landscaping to the existing site would also be required. 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 in need of addressing related to the site plan were raised at the September 16, 2015, Subdivision Committee meeting. The proposed amendment to the Planned Development Commercial is to allow an increase in the number of kennels for this pet boarding and daycare facility. The previous approval allowed for an additional ten (10) dogs. The applicant has stated this was incorrect and the approval should have included the addition of ten (10) kennels. The original approval allowed for seventy (70) kennels. The current request would increase the number of kennels to eighty (80). The kennels are rooms within the building. The rooms are eight (8) by six (6) and can house one (1) to four (4) dogs depending on the size of the dog and or the number of pets owned by one owner. October 8, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-7701-D 9 With the previous approval the front entrance to the business was to be modified at the time of construction of the new parking area on the west side to allow customers to enter the building from the parking lot. The eastern parking area and entrance would be removed at the time of completion of the new addition. The driveway location for the new parking lot was to be coordinated with the Public Works department at the time of construction. At the time of construction of the new parking area the center drive would be removed. The driveway requires a variance from Sections 30-43 and 31-210 to allow the drive less than the typical spacing required from the property line. The driveway was to be located to remove any conflicting movements with adjacent property. The applicant must provide the design of the street (Kanis Road) conforming to the Master Street Plan. Construction will include one-half street improvement to Kanis Road including 5 foot sidewalk with the planned development. Per Chapter 30-284, the applicant maybe eligible to declare a financial hardship for the one-half street improvement cost for Kanis Road. The remaining two (2) driveways on Kanis Road will be closed with the construction of the west parking area or the widening of Kanis Road, only one (1) driveway can be installed in conformance with the driveway spacing requirements found in Chapter 30-43 and 31-210. Due to the construction of Panther Branch Drive, the east driveway creates an unsafe intersection. The east driveway should be closed or connected into the future street constructed within the south right-of-way that intersects Kanis Road or Panther Branch Drive at an intersection designed to meet ASSHTO standards. The future driveway from the property should intersect the future street no closer than 250 feet from the Kanis Road or Panther Branch Drive right-of-way. To staff’s knowledge there are no outstanding technical issues in need of addressing. Staff is supportive of the request. Staff does not feel a revision to the PD-C zoning to allow an increase in the capacity of the facility will significantly impact this 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 driveway spacing variance request to allow the driveway nearer the property line than typically allowed. October 8, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-7701-D 10 PLANNING COMMISSION ACTION: (OCTOBER 8, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the driveway spacing variance request to allow the driveway nearer the property line than typically allowed. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. October 8, 2015 ITEM NO.: 14 FILE NO.: Z-8503-C NAME: The Pointe at Brodie Creek Revised Long-form PRD LOCATION: Located on the West side of South Bowman Road between Brodie Creek Subdivision and the Pointe at Brodie Creek Apartments DEVELOPER: The Pointe at Brodie Creek, LLC 9800 Maumelle Boulevard North Little Rock, AR 72113 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 23.4 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: Multi-family VARIANCE/WAIVERS: A variance from the City’s Land Alteration Ordinance to allow grading of the entire multi-family development site with the development of the first phase. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The project is approximately 24-acres of the 60-acre tract west of Bowman Road between Brodie Creek Subdivision and the Pointe at Brodie Creek. The applicant is seeking a rezoning of the site from R-2, Single-family to Planned Development Residential to review and approve a site plan for 408 units of multi-family housing. The remaining areas are indicated on the site plan for future development of single-family and non-residential. The applicant has not indicated the future use of the non-residential portion of the site. At the time of development the development plan will be reviewed to determine if the proposed October 8, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8503-C 2 use is acceptable for the site and the area. The single-family portion of the development has not been proposed with a lot layout and at the time of preliminary platting this too will require review and approve by the Planning Commission. B. EXISTING CONDITIONS: The overall site contains 60+ acres located on the west side of South Bowman Road. The entire site is heavily wooded and is occupied by one single-family home. The area proposed for rezoning to Planned Development Residential is located to the rear of this acreage and is not visible from South Bowman Road. In this area there are 600 units constructed to the south of this site in the Pointe at Brodie Creek. There are an additional 500 units approved located across South Bowman Road. Clearing and grading has begun on the site but no buildings are currently under construction. Across for the 60 acre parcel is a nursing home and single-family homes located in the Sandpiper Subdivision. North of the parcel are single-family homes located in the Brodie Creek subdivision. South Bowman Road is an unimproved roadway with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners. All property owners located within 200 feet of the site along with the Woodlands Edge Community Association and the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. 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 future phases of construction with construction of Phase 1? 2. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 3. 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. October 8, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8503-C 3 4. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 5. The minimum Finish Floor elevation of at least 1 foot above the base flood elevation of Building 6 and 7 should be shown on grading plans. 6. 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. 7. 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. 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. 9. The owner and/or manager of each multi-family residence of 100 or more dwelling units shall provide recycling and encourage participation by the tenants, renters, or owners of each unit. Contact Melinda Glasgow at 501.371.4646 or mglasgow@littlerock.org for more information. Show the trash and recycling locations on plan. 10. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 11. Bowman Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 12. 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. 13. If the north driveway will be used for more than secondary emergency access, provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 14. What is the proposed use of the 27 foot exit only driveway? If the driveway will be used other than secondary emergency access, the driveway should be paved with asphalt, curb and gutter. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: sSewer main extension required with easements if new sewer service is required for this project. Capacity fee analysis required. Contact Little Rock Wastewater Utility for additional information. October 8, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8503-C 4 Entergy: Entergy does not object to this proposal. A three phase power line exists along the east side of Bowman Road on the east side of this property. Another 3 phase line exists to the north of the property. There do not appear to be any conflicts with existing Entergy facilities. Contact Entergy in advance regarding future service requirements to the development and future facilities locations as this project proceeds. 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 October 8, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8503-C 5 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: Denied until approved entry and exit ways are submitted. 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. 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 October 8, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8503-C 6 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 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 October 8, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8503-C 7 entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Multi-Family Residential Developments. As per Appendix D, Section D106.1 of the 2012 Arkansas Fire Prevention Code Vol. 1. Projects having more than 100 dwelling units. Multiple-family residential projects having more than 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads. Exception: Projects having up to 200 dwelling units may have a single approved fire apparatus access road when all building, including nonresidential occupancies are equipped throughout with approved automatic sprinkler systems installed in accordance with Section 903.3.1.1 or 903.3.1.2 As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention Code Vol. 1. Projects having more than 200 dwelling units. Multiple-family residential projects having more than 200 dwelling units shall be provided with two separate and approved fire apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler system. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal’s Office (Captain Tony Rhodes 501.918.3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: The area is not currently served by METRO. We would like to emphasize maintaining the sidewalk connections to the neighborhood for transit rider access to jobs and shopping. The area is part of our future plans for the West Little Rock express and community shuttle/flex service. METRO has plans to continue to serve near the area on Route 9 and plans to provide service enhancements. October 8, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8503-C 8 F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density allows for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The applicant has applied for a rezoning from R-2, Single Family District to PRD (Planned Residential Development District) to allow for development of a multifamily complex, single-family homes and future development of a non-residential use(s) on the site. Master Street Plan: Bowman Road is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Bowman Road 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 Lane is shown along Colonel Glenn 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. The north, south, and east properties are zoned R-2, Single-family. 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 along these perimeters of the site. 3. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). For developments with more than one hundred fifty (150) parking spaces the minimum size of an interior landscape area shall be three hundred October 8, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8503-C 9 (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. 4. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 5. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 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: (September 16, 2015) Mr. Tim Daters of White-Daters and Associates and Mr. Keith Richardson 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 Mr. Daters provide the proposed building elevations, the construction materials, location and material of any proposed fencing and the location of any proposed signage. Staff also requested the applicant provide the proposed phasing plan. Staff questioned if the phases would be subdivided or maintained as a single parcel or lot. Public Works comments were addressed. Staff stated a grading plan was required prior to any development of the site. Staff also stated a traffic impact study was required for the proposed development. Staff questioned the driveway access between the existing and new development. Mr. Daters stated the drive would serve as the construction access and upon completion of the project the drive would provide exit only service to the residence. Staff requested Mr. Daters provide a sketch grading and drainage plan. Landscaping comments were addressed. Staff stated a land use buffer was required along the sites northern, western and eastern perimeters. Staff stated screening was also required along the same perimeters. Staff stated an automatic irrigation system to water landscape areas was required at the time of development. Staff stated a minimum of eight percent (8%) of the interior paved areas was to be landscaped. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. October 8, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8503-C 10 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 building elevations, the construction materials, location and material of any proposed fencing and the location of any proposed signage. The applicant has also provided the proposed phasing plan and indicated the development would not be subdivided into separate lots. The project is approximately 24-acres of the 60-acre tract located on the west of Bowman Road between the Brodie Creek Subdivision and the Pointe at Brodie Creek apartments. The request is a rezoning of this site from R-2, Single-family to Planned Development Residential to allow the approval of the zoning and a site plan for 408 units of multi-family housing. This is an addition to the existing 600 units located to the south of this site. There is an emergency access which will also serve as an exit drive along this property’s southern boundary to allow egress for the residents of this development. All ingress is from the existing drive serving the Pointe at Brodie Creek apartments. The remaining areas are indicated on the site plan for future development of single-family and a non-residential use. The applicant has not indicated the future use of the non-residential portion of the site. At the time of development the development plan will be reviewed to determine if the proposed use is acceptable for the site and the area. The single-family portion of the development has not been proposed with a lot layout and at the time of preliminary platting this too will require review and approval by the Planning Commission. The development is proposed with materials similar to the existing apartments. The building materials will include brick, stone, drivit and/or siding. The roof will be asphalt architectural shingles. The building is proposed with a maximum building height of 45-feet. The buildings are proposed as three (3) story buildings. The site plan indicates the placement of dumpsters in various locations throughout the site. The dumpsters will be screened per the typical ordinance requirement or a minimum of two (2) feet above the height of the trash container. Recycling will also be provided for the development. Recycling containers will also be screened per the minimum ordinance standard. The hours of dumpster service have been limited to daylight hours. The site plan notes wood fencing will be placed along the sites perimeters, northern, eastern and western. The site plan also notes an 8-foot tall vinyl fence October 8, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8503-C 11 will be installed on the north and eastern perimeter. The note states all fencing and locations will match the fencing installed within the existing development. The development is proposed in four (4) phases. Phase I includes the construction of five (5) buildings and a pool and pool house. Phase II includes the construction of two (2) additional buildings, Phase III will include the construction of seven (7) buildings and in the final phase three (3) buildings will be constructed. The development contains 17 buildings with 24 units per building. Within the development there are 190 units with one (1) bedroom, 170 units with two (2) bedrooms and 48 units have three (3) bedrooms. The development is proposed with 890 parking spaces. The plan indicates 102 garage spaces, 198 carport spaces and 590 uncovered spaces. Parking for a multi-family development is based on one and one-half parking spaces per unit. Based on this calculation 612 parking spaces would typically be required to serve a development containing 408 units. The applicant has indicated no new signage is proposed for this development. The development does not have street frontage and signage and the placement of signage would be of no benefit to the development. All ingress to the site is from the existing drive entrance which as signage within an entrance feature along South Bowman Road. The request includes a variance from the City’s Land Alteration ordinance to allow grading of the entire site with the development of the first phase. The applicant has stated the grading is necessary to allow the site to balance with regard to cuts and fill. The applicant has stated the site will not be visible for South Bowman Road and any visual impact of the clearing will only be seen from within the existing and the proposed new development area. The applicant states they have engaged a traffic engineer to review and prepare a traffic analysis for this development and the potential impact of this development on South Bowman Road. The applicant states upon completion the study will be forwarded to staff for review. Staff is not supportive of the applicant’s request. There has been a large amount of multi-family zoning and development in this immediate area within the past twelve months. Across South Bowman Road from the existing Pointe at Brodie Creek was approved for the addition of 500 units. South of West 36th Street an additional 240 units were approved in recent months. This results in 1,750 units located in this immediate area. In addition there is additional multi-family zoning located near this site along South Shackleford Road. In September 2014 approximately 16-acres was rezoned from R-2, Single-family to MF-18. South on October 8, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8503-C 12 South Shackleford Road (north of Colonel Glenn Road) is an undeveloped MF-18 site containing 21-acres. North of West 36th on South Shackleford Road there is a 22 acre site zoned PCD, which has expired, with MF-12 as the underlying zoning. With the currently undeveloped multi-family zoned property in this immediate vicinity an additional 900+ units could be built. If developed at the maximum allowed density this would allow just over 2,500 units of multi-family housing within a one mile radius of the intersection of West 36th Street and I-430. Staff feels the addition of multi-family in this area will have a significant impact on the future development pattern of this area. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (OCTOBER 8, 2015) Mr. Tim Daters and Mr. Keith Richardson were present representing the request. There was one (1) registered objector present. Staff presented the item with a recommendation of denial. Mr. Daters addressed the Commission on the merits of the request. He stated the site was a 23-acre portion of a 70-acre overall tract. He stated the property was located 500 feet south of the entrance to Brodie Creek on South Bowman Road. He stated the development was one (1) mile south of Kanis Road and just north of West 36th Street. He stated there had been a number of applications approved in the recent years, with staff support, for multi-family. He stated the site was located just east of an area identified on the City’s Future Land Use Plan for Residential Medium which allowed the development of multi-family up to twelve (12) units per acre. He provided the Commission with an overview of other areas of the City which had developed with multi-family at a similar density as proposed in this area. He stated this developer was spending a significant amount of money on improvements to South Bowman Road with this development as well as the existing developments that had been approved. He stated this development would buffer the single-family homes to the north. He stated the developer was willing to deed restrict the northern portion of this site to protect the homes in Woodlands Edge and Brodie Creek. He stated the developer was willing to improve South Bowman Road from the entrance to the Brodie Creek Subdivision south to West 36th Street with one-half street construction or full width improvements on some portions of the street. He stated this would result in just over $2.1 million in street construction improvements which would be dedicated to the City. Mr. Keith Richardson addressed the Commission on the merits of the request. He stated the phasing plan included a final build out in 2020. He stated the development was proposed in four (4) phases. He stated 120 units would be brought October 8, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8503-C 13 on-line in 2017 with the remaining units phased developed with 96 units per year until the final phase also including 96 units. He stated his development to the south was fully occupied and there was a waiting list of 200 plus persons. He stated the development was a Class A apartment development which included amenities such as a theater room, pool, grilling area, library, café, dog park and sports lounge. He stated the full street improvements would be completed prior to the issuance of the certificate of occupancy for the first phase of the new development. He stated he felt the development was an asset to the community and the area. Mr. Ernie Peter of Peters and Associates addressed the Commission. He stated he had been retained to provide a traffic analysis for the proposed development. He stated the traffic volume in the area had grown from the time this was a rural county road. He stated the traffic analysis was projected through 2020. He stated the traffic would not increase immediately on South Bowman Road but would moderately increase as additional units and development occurred in the area. He stated South Bowman would not become a level of service E until after 2020. He stated in 2018 and 2019 the level of service would approach a volume below a D. He stated the analysis did include a growth factor for background growth. Mr. Greg Jones, President of the Woodlands Edge Community Neighborhood Association, addressed the Commission in support of the request. He stated the developer had offered the neighborhood commitments which had gained the neighborhood’s support. He stated the developer had agreed to deed restrict the property to the north abutting Woodlands Edge and Brodie Creek. He stated the developer had agreed to full street construction on his portion of the site from Olds Lane to West 36th Street prior to the request for a certificate of occupancy for the Phase I portion of the development. He stated the landowner should be able to sell their land at a fair price. He stated the neighborhood felt the property would be developed and felt this developer was a responsible developer thus their support for him and his project. Ms. Ruth Bell, League of Women Voters, addressed the Commission in opposition of the request. She stated the Commission was to take the entire area into consideration and look at the total picture. She stated there were a large number of apartments already approved and land zoned for multi-family in the area. She requested the Commission remember the residents around Kanis Road asking the Commission for relief. She stated the streets were beyond carrying capacity and additional multi-family was not the correct development pattern for the area. Mr. Tim Grooms addressed the Commission on behalf of the applicant. He stated the development was following them City’s Future Land Use plan. He stated someone was going to build multi-family on Kanis Road and this developer built a quality development. He stated if developed under a different ownership then an additional curb cut would be needed along South Bowman Road. He stated the development was located back from October 8, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8503-C 14 South Bowman Road and would not be visible from South Bowman Road. He stated the neighborhood was in full support of the development. There was a general discussion by the Commission concerning the applicant’s proposal for a deed restriction and the proposed street improvements. Staff stated the items were not a part of the applicant’s request or the area being rezoned so City staff would not be able to enforce the items. The Commission discussed traffic in the area and the number of apartments located in the area. The Commission questioned the street improvements being proposed with the development and the improvements to be completed with this new development as well as the existing apartment development located on the east side of South Bowman Road. Mr. Daters noted portions of the street would be widened to a full width and portions would only include one-half street improvements. Mr. Dates stated this would include a three (3) lane section in certain areas and on other sections a five (5) lane section of improvement would be completed. The Commission questioned if a City project was proposed for South Bowman Road in this area. Staff stated there was not currently a City project on the books for this area. Staff stated improvements to Kanis Road were currently being considered but nothing on South Bowman Road. A motion was made to approve the request including all staff recommendations and comments except that of denial. The motion failed by a vote of 3 ayes, 6 noes and 2 absent. October 8, 2015 ITEM NO.: 15 FILE NO.: Z-8866-A NAME: Chenal Curve Short-form PCD LOCATION: Located at 16900 Chenal Parkway DEVELOPER: Reese Commercial 11719 Hinson Road, Suite 130 Little Rock, AR 72212 ENGINEER: Crafton Tull and Associates 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72211 AREA: 3.042 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District ALLOWED USES: Retail PROPOSED ZONING: PCD PROPOSED USE: C-3, General Commercial District – allow signage differing from the Chenal Parkway Design Overlay District VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning of the site from C-3, General Commercial District to Planned Commercial Development to allow the placement of signage inconsistent with signage allowed in the Chenal/Financial Center Design Overlay District. The Overlay allows the placement of a single monument style sign per parcel, except when the parcel fronts on two (2) different streets upon which one (1) sign per street frontage is allowed. October 8, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-8866-A 2 The applicant is requesting to place two (2) sign locations on Chenal Parkway. A sign is proposed along the eastern boundary of the site. The sign is proposed eight (8) feet in height and 80 square feet in area. The site plan also indicates a sign at the entrance drive to the shopping center. The sign is proposed eight (8) feet in height and 80 square feet in area. There is an existing sign located on Lot 1, the carwash lot which is also being considered in this rezoning request. A sign is proposed along Kirk Road. The property has a narrow frontage at Kirk Road, less than nine (9) feet. The sign is proposed eight feet six inches (8’6”) in height with an overall width of eight (8) feet for a total sign area of 64.6 square feet. B. EXISTING CONDITIONS: The site is developing with a carwash and a strip retail center. Uses proposed in the retail center are a liquor store and a Tropical Smoothie Café. East of the site is a convenience store located at the intersection of Kirk Road and Chenal Parkway. North of the site is a wooded tract which has a large power line and easement bisecting the parcel. South and west of the site, across Chenal Parkway are properties zoned PCD and C-3, General Commercial District which have not developed. Improvements to Kanis Road and Chenal Parkway adjacent to the site appear to be in place. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All property owners located within 200 feet of the site along with the Parkway Place Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50 feet back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of Kirk Road with the private street on the north. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: No objection. October 8, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-8866-A 3 Entergy: Entergy does not object to the proposed signs and sign locations in this proposal. Contact Entergy in advance regarding future service requirements to the development, line extensions, and future facilities locations as this project proceeds. 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 Water’s Cross Connection Section within ten days of installation and annually thereafter. October 8, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-8866-A 4 Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 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. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: The area is not currently served by METRO. We would like to emphasize maintaining the sidewalk connections to the neighborhood for transit rider access to jobs and shopping. The area is part of our future plans for the West Little Rock express and community shuttle/flex service. METRO has plans to provide service enhancements. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Commercial (C) for this property. The commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. This site is with the Chenal/Financial Center Design Overlay District. The applicant has applied for a rezoning from C-3, General Commercial District to PCD (Planned Commercial Development District) to have signage inconsistent with the Design Overlay District on the site. Master Street Plan: Chenal Parkway 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 along Chenal Parkway since it is an 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 I Bike Path is shown along Chenal Parkway. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional October 8, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-8866-A 5 right-of-way or an easement is recommended. Nine-foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (September 16, 2015) Mr. Frank Riggins was 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 request was to rezone the site to Planned Commercial Development to allow the placement of signs inconsistent with the Chenal/Financial Center Design Overlay District. Staff stated the proposed signage plan included the allowance of three (3) signs on Chenal Parkway and one (1) sign on Kirk Road. Staff stated the DOD only allowed the placement of a single sign per parcel or lot per street frontage. Public Works comments were addressed. Staff stated no obstruction to visibility was allowed within a fifty (50) foot triangular area of the intersection. 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 raised at the September 16, 2015, Subdivision Committee meeting. The applicant is requesting approval of a Planned Commercial Development to rezone the site from C-3, General Commercial District to PCD to allow the placement of signage which is inconsistent with signage allowed in the Chenal/Financial Center Design Overlay District (DOD). The DOD allows the placement of a single monument style sign per parcel, except when the parcel fronts on two (2) different streets upon which one (1) sign per street frontage is allowed. The PCD zoning encompasses both Lot 2, the location of the strip retail center and Lot 1, the location of the carwash due to the fact the sign proposed on Kirk Road includes advertisement for both the strip center and carwash. The applicant is requesting to place two (2) sign locations on Chenal Parkway. A sign is proposed along the eastern boundary of the site. The sign is proposed eight (8) feet in height and 80 square feet in area. The site plan also indicates a sign at the entrance drive to the shopping center. The sign is proposed eight (8) feet in height and 80 square feet in area. October 8, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-8866-A 6 The DOD has specific development criteria related to signage and overhead utilities. The Overlay states Signage. Signage shall comply with the Little Rock Sign Ordinance, except for ground mounted signs. The maximum size of principal site signs along Chenal/Financial Center Parkway shall be one hundred (100) square feet in area and eight (8) feet in height. Each landowner will be permitted to erect one (1) sign per parcel, except for parcels fronting on two (2) different streets upon which one (1) per street frontage may be erected. The signs will be "monument" type signs. There are three (3) signs proposed for Lot 2; the eastern boundary and the two (2) at the entrance to the development. A sign is proposed along Kirk Road. The property has a narrow frontage at Kirk Road, less than nine (9) feet. The sign is proposed eight feet six inches (8’6”) in height with an overall width of eight (8) feet for a total sign area of 64.6 square feet. A noted the DOD allows monument style ground signs with a maximum height of eight (8) feet and a maximum sign area of 100 square feet. Staff is not supportive of the application as filed. The applicant is seeking approval to place two (2) sign locations on Lot 2. There is an existing sign location on Lot 1 which would allow the applicant three (3) sign location along the Parkway. Per the DOD only two (2) locations, one (1) sign location per parcel, is allowed. Staff feels the signage plan as proposed for Chenal Parkway is excessive. The DOD is limited in the areas of enforcement with the primary purpose of the DOD being related to signage and overhead utilities. Staff is however supportive of allowing the placement of signage along Kirk Road. I. STAFF RECOMMENDATION: Staff recommends denial of the application as filed. PLANNING COMMISSION ACTION: (OCTOBER 8, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had amended the request to reduce the proposed ground signs on the Parkway to one (1) sign per parcel. Staff stated the request also included the placement of a ground sign along Kirk Road. Staff stated all ground signs were to be monument style signs with a maximum height of eight (8) feet and a maximum sign area of 100 square feet. Staff stated building signs were proposed on the facades abutting Chenal Parkway and on the eastern façade of the carwash. Staff stated they were now supportive of the applicant’s request. Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. October 8, 2015 ITEM NO.: 16 FILE NO.: Z-9074 NAME: Baseline and Stagecoach Commercial Development Long-form PCD LOCATION: Located in the 8500 Block of Stagecoach Road and the 12800 Block of Baseline Road DEVELOPER: Stephen R. Giles 425 West Capitol Avenue, Suite 1200 Little Rock, AR 72201-3469 ENGINEER: Nate Bachelor, PE CEI Engineering Associates, Inc. 3108 SW Regency Parkway Bentonville, AR 72712 AREA: 20.21 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PCD PROPOSED USE: C-3, General Commercial District, O-3, General Office District and Mini-warehouse VARIANCE/WAIVERS: 1. A variance from the City’s Land Alteration Ordinance to allow grading of the entire site with the development of the first phase. 2. A variance from Section 30-41 and 31210 to allow the drive on Autumn Road nearer the property line than typically allowed. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting to rezone the site from R-2, Single-family to Planned Commercial Development to allow the creation of three (3) lots and the October 8, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9074 2 development of individual building(s) on each lot. The plan includes development of Lot 1 with a 40,000 to 50,000 square foot retail building. The lot area of Lot 1 is 6.92 acres. Lot 2 is proposed with development of mini-warehouse and Lot 3 with a future retail center. The lot area for Lot 2 is 9.16 acres and Lot 3 is 4.12 acres. Access to the development is proposed from Stagecoach Road and from Baseline Road. Two (2) drives are proposed from each of the abutting streets. The request includes the allowance of C-3, General Commercial District and O-3, General Office District uses as allowable uses for the site. There are variances associated with the proposed request. The applicant is seeking a variance from the Subdivision Ordinance and the Master Street Plan to allow driveways nearer the property line than typically allowed. The applicant is also seeking a variance to allow advanced grading of the site with the construction of one (1) of the future buildings on the site. The proposed plat is creating a lot without public street frontage. B. EXISTING CONDITIONS: The property is a wooded site located with frontage on Baseline and Stagecoach Roads. There is a large power line easement and overhead utility located along the northern boundary of the property as well as a designated floodway. The property wraps a convenience store and a branch bank. The convenience store has frontage on both streets. The branch bank is located on Stagecoach Road. Along Baseline Road to the south there are a number of single-family homes. There is a manufactured home located on the north side of Baseline Road immediately west of this site. To the west is a church and a multi-family development which was constructed around a golf course. East of the site on Stagecoach Road is a Wal-greens and a site owned by the City of Little Rock which is planned for a fire station. There is also vacant C-3, General Commercial District zoned property located on the southeast corner of Baseline and Stagecoach Roads which was recently approved for a variance to the City’s Land Alteration Ordinance to allow grading and clearing without imminent construction. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners. All property owners located within 200 feet of the site along with the Crystal Valley POA, the Otter Creek HOA, the Wedgewood Creek HOA and Southwest Little Rock United for Progress were notified of the public hearing. October 8, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9074 3 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stagecoach 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. Baseline 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. 3. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5-foot sidewalks with the planned development. The new back of curb on Baseline Road should be located 29.5 feet from the centerline or as shown to be needed by the traffic study. Provide sufficient amount of paving for tapers and striping for a left turn lane on Baseline Road. 4. All driveways and private streets shall be constructed with concrete aprons per City Ordinance. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. 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 an advanced grading permit being requested to advance grade future lots with construction on Lot 1? 8. Stormwater detention ordinance applies to this property. 9. 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. 10. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 11. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on the plat and grading plans for Lots 2 and 3. 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. October 8, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9074 4 13. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 14. 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 15. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. Driveways on arterial streets are required to be located at least 300 feet from other driveways or intersections and 150 feet from the side property line. Driveway spacing variances must be requested for the three (3) proposed driveways. 16. 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. 17. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 18. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 19. The private street on the west side of Stagecoach Road should align better with the Walgreen's driveway. 20. Since an additional access is proposed to be provided to the Valero Convenience Store from the subject property, the Valero's driveway on Baseline Road should be closed due to it being less than 300 feet from the Stagecoach/Baseline Road intersection on not in compliance with City code. 21. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50 feet back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the proposed intersections. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this site across Baseline Road. Contact Little Rock Wastewater Utility for additional information. October 8, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9074 5 Entergy: Entergy does not object to this proposal. A three phase power line exists along the north side of Baseline Road on the south side of this proposed development. There do not appear to be any conflicts with existing Entergy facilities unless proposed drives are where poles currently exist. Contact Entergy in advance regarding future service requirements to the development, desired line extensions, and future facilities locations as this project proceeds. 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 Water’s Cross October 8, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9074 6 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. 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. 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. 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 October 8, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9074 7 apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal’s Office (Captain 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. Rock Region Metro: The area is currently served by METRO on the Route 23. We would like to emphasize maintaining the sidewalk connections to the neighborhood for transit rider access to jobs and shopping. The area is part of our future plans for local service with service enhancements. In order to serve the many requests from riders to access to grocery stores, we would like the developer to provide a bus pull in area with continuous sidewalk connections to the front entrance of the store. The bus pull out location should be on Baseline Road, near the corner before the entrance to the parking area. We also ask that curb cut into the parking area be reduced to one along Baseline Road. Excessive curb cuts create dangerous conflict situations for pedestrians and vehicles. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the Crystal Valley Planning District. The Land Use Plan shows Suburban Office (SO) for this property. The Suburban Office category provides for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. The applicant has applied for a rezoning from R-2, Single Family District to PCD (Planned Commercial Development District) to allow for the future development of two (2) retail/commercial areas and a third lot with a mini-storage facility. Master Street Plan: Both Stagecoach Road and Baseline Road are Principal Arterials 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 October 8, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9074 8 area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians along both Stagecoach Road and Baseline Road since they are Principal 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 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. 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. 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. The plantings, existing and purposed, shall be provided within the landscape ordinance of the City, Section 15-81. The adjacent properties to the west are zoned R-2 or MF-6, a land use buffer and screening will be required. 3. Street buffers will be required at six (6) percent of the average depth of the lot. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 4. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 5. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 6. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. October 8, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9074 9 7. 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. 8. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 9. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 10. 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: (September 16, 2015) Mr. Steve Giles and Mr. Nate Bachelor 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 additional information concerning the proposed building materials, the days and hours of operation, the location and materials of any proposed fencing and the maximum building height. Public Works comments were addressed. Staff stated a dedication of right of way to 55-feet was required along both Stagecoach and Baseline Roads. Staff stated with the development of the site the abutting streets would require development to meet the boundary street ordinance requirement. Staff stated streetlights were required on both abutting streets if not currently in place. Staff stated a grading permit was required prior to any grading activities on the site. Staff questioned if advanced grading was being requested. Mr. Giles stated a variance was a part of the requested development plan. Landscaping comments were addressed. Staff stated the land use buffer appeared to be deficient adjacent to the single-family residence fronting on Baseline Road. Staff stated the minimum landscape strip allowed was nine (9) feet per the landscape ordinance and the buffer should be a minimum of six (6) percent of the depth of the property. Staff stated interior landscaping was required to comply with the minimum standards of the City ordinances. Staff stated screening was required adjacent to the residentially zoned or used properties. October 8, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9074 10 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 technical issues raised at the September 16, 2015, Subdivision Committee meeting. The applicant has provided the proposed building materials, the days and hours of operation, the location and materials of any proposed fencing and the maximum building height. The store is proposed with 24-hour operating hours. The dumpster servicing hours have not been determined by the applicant. Staff recommends the hours of dumpster service be limited to 7:00 am to 6:00 pm Monday through Friday. The request is to rezone the site from R-2, Single-family to Planned Commercial Development (PCD) to allow the creation of three (3) lots and the development of individual building(s) on each lot. The development is proposed in phases with the building located on Lot 1 constructed in the first phase. The remainder of the development will occur based on market demand. The uses proposed for the lots are the allowable uses within the C-3, General Commercial Zoning District and the O-3, General Office Zoning District. The applicant has indicated the buildings on Lots 2 and 3 are proposed as place holders on the site plan to indicate potential development of the lots. The plan includes development of Lot 1 with a 40,000 to 50,000 square foot retail building. The lot area of Lot 1 is 6.92 acres. The building coverage is proposed with 17.3 percent, the paved area 66.8 percent and the landscaped area is 15.9 percent. The building materials are proposed as split-face CMU, stone and EIFS. The maximum building height proposed is 30-feet. The site plan includes the placement of 177 parking spaces. The development is proposed with a 40,000 to 50,000 square foot grocery store. Typically parking for a food store, supermarkets and convenience-type grocery stores, is four (4) spaces plus one (1) space for each three hundred (300) square feet of gross floor area, exclusive of storage area. The request also includes the allowance of C-3, General Commercial District uses as allowable uses for the site. The site plan indicates 177 parking spaces. If a 50,000 square foot retail building is proposed with parking based on one (1) space per 300 gross square feet of floor area the development would typically require 166 parking spaces. Should the site develop or redevelop with a use other than a food store, staff recommends the use match the parking available on the site. October 8, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9074 11 Lot 2 is proposed with development of mini-warehouse. The lot area of Lot 2 is proposed containing 9+ acers. The site plan indicates the placement of mini-warehouse units on the lot. The applicant has indicated details for the mini-warehouse will be provided if and when the development occurs as a revision to the PCD zoning. Lot 3 is proposed with development of a strip retail center. The lot area of Lot 3 is 4.12 acres. The retail center is proposed with C-3, General Commercial District uses and O-3, General Office District uses. The details of this development will also be provided at the time of development through an amendment to the PCD zoning. The site plan indicates the placement of a tenant identification sign on Baseline Road and on Stagecoach Road for Lot 1. The signage is proposed consistent with signage allowed in commercial zones or a maximum of 36-feet in height and a maximum sign area of 160 square feet. Building signage is proposed on the facades which have public street frontage, along the Baseline Road and Stagecoach Road facades. There will be multiple signs per façade. Signage is limited to a maximum of ten (10) percent of the façade area on each street frontage for the total sign placement. Signage for Lots 2 and 3 will be reviewed at the time of development. The request includes a reduced land use buffer along the western driveway adjacent to the residentially zoned and used property. The buffer as indicated does not meet the minimum width required in all locations along the western perimeter. Section 36-524 allows up to twenty-five (25) percent of a required land use buffer to be moved from one property line to another for purposes of improving visual esthetics or for other appropriate environmental or design concerns. The trade-off is permitted only when used in concert with trade-offs in the landscape ordinance. The western land use buffer based on the depth of the property should be 34.6-feet. The buffer is indicated has a minimum dimension of 9-feet on the west side of the driveway as the drive extends to the rear of the building. The site plan includes areas to allow a trade-off for the reduced landscape strip in this area. A screening fence will be placed along this perimeter to screen the adjacent residential uses. Access to the development is proposed from Stagecoach Road and from Baseline Road. Two (2) drives are proposed from each of the abutting streets. The request includes a variance from Sections 30-43 and 31-210. Sections 30-43 and 31-210 direct the placement of drives with regard to property lines and the spacing between drives. The ordinance states driveway spacing on arterial streets is to be three hundred (300) feet. The spacing for drives is measured centerline to centerline or centerline to right-of-way of an intersecting collector street or street with a higher classification. The minimum spacing from the October 8, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9074 12 property line is to be one hundred fifty (150) feet. The drive is located 190-feet from the eastern property line and 90-feet from the western property line. The drives are 200 feet apart. The request also includes a variance from the City’s Land Alteration Ordinance to allow advanced grading of the site with the development of one (1) of the future lots. The applicant has stated the grading is necessary to allow the site to balance with cut and fill materials. The proposed plat is creating a lot without public street frontage, proposed Lot 3. Access is proposed via a shared driveway extending from Stagecoach Road. The lot will also have cross access onto Lot 1 to access Baseline Road. Staff is supportive of the applicant’s request. The site is located at an arterial/arterial intersection. Although the Future Land Use Plan indicates this site as SO, Suburban Office, staff feels the development as proposed is appropriate. The intersection of Stagecoach and Baseline Roads has developed as a commercial node. Staff does not feel expanding the commercial in this area will cause any additional expansion of the commercial node. The site is bordered by a floodway on the north and a large power line easement. The property to the west is developed with a church and a multi-family development developed around a golf course. The area to the east is very shallow and once again there is a floodway limiting the expansion of commercial to the east. To the south, residential subdivisions have developed most of which have developed with the Stagecoach Road frontage designated or zoned for non-residential and the homes located off Stagecoach Road. Staff feels the request is appropriate. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request from the City’s Land Alteration Ordinance to allow grading of the entire site with the development of the first lot. Staff recommends approval of the variance request from Section 30-43 and 31-210 to allow the drives on Baseline Road as proposed. Staff recommends the hours of dumpster service be limited to 7:00 am to 6:00 pm Monday through Friday. October 8, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9074 13 PLANNING COMMISSION ACTION: (OCTOBER 8, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating they were not supportive of the applicant’s placement of the driveways connecting the convenience store to the proposed grocery store site and the drive located on the access drive from Stagecoach Road into the bank. Staff stated they were in support of all other aspects of the development. Mr. Steve Giles addressed the Commission on the merits of the request. He stated the bank needed two (2) drives on the access easement due to federal banking laws. He stated the FDIC required the bank to have a drive access to the front of the store. He stated the removal of the drive was not an option. He stated the bank had agreed to remove their existing driveway on Stagecoach Road and only have access from the drive proposed for the new grocery. He stated he felt the drive with the convenience store would allow cross access between the two (2) and lessen the turning movements on Baseline and Stagecoach Roads. Mr. Ernie Peters addressed the Commission. He stated he was retained by the developers to prepare a traffic report for the potential development of the site with a grocery. He stated the joint connectivity was used by most Cities to limit the amount of conflicting traffic movements on City streets. He stated the convenience store drive would not cause conflicts with motorist in the area. He stated the customers would most likely use the eastern most drive for the grocery and not use the drive nearer the intersection with Baseline currently serving the convenience store which would lessen the impact on the Stagecoach/Baseline intersection. He stated the bank required the second drive to allow customer access to the front door of the bank. He stated the drive located on the bank site was currently a narrow one-way drive which would not allow access to the front of the store. He stated if the bank site was redeveloped then the drive could be removed. Staff noted there were only eight (8) voting Commissioners present and stated the Commission typically allowed the applicant the choice in hearing the item or allowing for a deferral. Mr. Giles stated he felt there should be more discussion on the item before that decision was made. There was a general discussion by the Commission concerning the development and the need for a grocery in the area. The Commission also discussed traffic on Baseline Road and Stagecoach Road during the AM and PM peaks. Staff stated cross access was a good practice but typically when providing cross access driveways were reduced. October 8, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9074 14 Staff stated in this case they were adding more driveways. The Commission questioned driveway spacing criteria. Staff stated private drives and private streets had different distances. Staff stated a private parking lot the driveway spacing was 75-feet. Staff stated this was going to function as a private street and not a driveway. A motion was made to approve the request including all staff recommendations and comments except that of denial of the driveway spacing. The motion carried by a vote of 7 ayes, 1 no, 2 absent and 1 abstention (Commissioner Martinez-Belt). October 8, 2015 ITEM NO.: 17 FILE NO.: Z-9075 NAME: Bella Rosa Place Subdivision Short-form PD-R LOCATION: Located on the Northeast corner of Taylor Loop Road and Bella Rosa Drive DEVELOPER: Dwellings 2224 Cantrell Road Little Rock, AR 72202 ENGINEER: Development Consultants, Inc. 2200 North Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: 2.91 acres NUMBER OF LOTS: 17 FT. NEW STREET: 520 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: Zero lot line single-family VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is a rezoning of the site from R-2, Single-family to Planned Development Residential to allow the creation of 17, zero lot line, single-family lots. The lots are indicated with an average lot size of 5,753 square feet and a minimum lot size of 4,476 square feet. A new public street is proposed for the development the street is indicated with access from Bella Rosa Drive. The street is proposed as a 26-foot pavement width located in a 50-foot right of way. October 8, 2015 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9075 2 B. EXISTING CONDITIONS: The tract contains a single-family home and associated outbuildings. The tract abuts the rear of lots fronting on Gooch Drive on the east. To the south of proposed subdivision there is a church and west of the site, across Bella Rosa Drive there are single-family homes. Taylor Loop Road has not been constructed to Master Street Plan standard but is scheduled for widening as a City project in the near future. Bella Rosa Drive is a two (2) lane street with open ditches for drainage. Further to the north Bella Rosa Drive has been constructed with curb, gutter and sidewalk, adjacent to the commercially developed area. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area property owners. All property owners located within 200 feet of the site along with the Tulley Cove Property Owners Association and the Westchester Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Taylor Loop Road and Bella Rosa Drive. 2. A 20 foot radial right-of-way should be provided at all proposed intersections. 3. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Taylor Loop Road with the planned development. An access ramp is requested to be provided on the south side of Taylor Loop Road at the intersection of Bella Rosa Drive for a pedestrian crossing. The new back of curb should be located 18 feet from centerline. A City project is planned to widen Taylor Loop Road which is expected to bid in April, 2016. If a grading permit is requested prior to bidding of the City project, the applicant should pay an in-lieu fee for the cost of the required street improvements. 4. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Bella Rosa Drive including 5-foot sidewalks with the planned development. The new back of curb should be placed 13 feet from centerline. 5. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan to be provided within the subdivision. October 8, 2015 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9075 3 6. 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 an advanced grading permit desired to advance grade the lots with construction of the street? 7. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 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. 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. The proposed grading and drainage plan for this subdivision is not approved by Planning Commission approval of the preliminary plat. 11. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 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 minimum allowed building setback is 20 feet from the right-of-way. 14. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Detention cannot be provided in the right-of-way. 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 three phase power line exists along the north side of Taylor Loop Road on the south side of this property. A single phase line exists on the west side of the property along Bella Rosa. There do not appear to be any conflicts with existing Entergy facilities October 8, 2015 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9075 4 unless the proposed drives create a conflict with an existing pole. Contact Entergy in advance regarding future service requirements to the development and future facilities locations as this project proceeds. 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. 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. 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 October 8, 2015 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9075 5 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. 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 (Captain 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. Rock Region Metro: The area is currently served by METRO at Taylor Loop and Cantrell on Route 25. We would like to emphasize maintaining the sidewalk connections to the neighborhood for transit rider access to jobs and shopping. The ridership in this area remains steady and is part of our future plans for the West Little Rock express and community shuttle/flex service. METRO has plans to continue to serve the area and plan to provide service enhancements. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density allows for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The applicant has applied for a rezoning from R-2, Single Family District to PDR (Planned Development Residential District) to allow for the development of a zero lot line single-family subdivision. October 8, 2015 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9075 6 Master Street Plan: Taylor Loop Road is a Collector and Bella Rosa Drive 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: A Class II Bike Lane is shown along Taylor Loop Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (September 16, 2015) The applicants were present. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff requested the applicant provide for any accessory structures to be located on the site. Staff also questioned any proposed fencing. Staff stated the building lines as indicated on the plat were less than typically supported by staff. Staff requested the plat included a minimum front building setback of 20-feet. Public Works comments were addressed. Staff stated right of way dedication was required per the Master Street Plan along Bella Rosa Drive and Taylor Loop Road. Staff stated a radial dedication was required at the intersection of the two (2) streets. Staff stated a grading permit was required prior to any construction activities on the site. Staff also stated the City’s Stormwater Detention Ordinance would apply to the development of the property. Staff stated there were no landscaping requirements since the development was proposed as single-family. 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 plat. The request is a rezoning of the site from R-2, Single-family to Planned Development Residential to allow the creation of 17, zero lot line, single-family lots. October 8, 2015 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9075 7 The revised plan indicates the placement of a 20-foot front yard setback and a 20-foot rear yard setback for the proposed lots. The site plan indicates one (1) of the side yards for a number of the lots with a zero setback. The remainder of the side yards are indicated at five (5) feet. The plat includes the placement of a ten (10) foot no right of vehicular access easement along the side and rear yards which abut Bella Rosa Drive and Taylor Loop Road. The homes are proposed as one (1) and two (2) story homes with a maximum building height of 35-feet. The homes will be constructed of a combination of materials including brick, stone and siding veneer with architectural singled roofs. 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. 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 46-feet at the proposed building line and the minimum lot size is 4,476 square feet. The applicant has indicated fences will be placed per the typical criteria of the R-2, Single-family zoning district. The applicant has also indicated the buildable areas indicated on the site plan are for the homes. Within the rear yard accessory structures will be allowed per the typical development standards of the R-2, Single-family zoning district with regard to setbacks, building coverage and separation requirements. October 8, 2015 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9075 8 A new public street is proposed for the development. The street is indicated with access from Bella Rosa Drive. The street is proposed as a 26-foot pavement width located in a 50-foot right of way. 567.64 linear feet of new street is proposed. The plan does not include the placement of a sidewalk within the subdivision. The site plan includes the placement of a subdivision identification sign at the entrance to the subdivision. The sign is proposed six (6) feet in height and thirty-two (32) square feet in area. Staff is supportive of the applicant’s request. The request is a rezoning from R-2, Single-family to Planned Development Residential to allow the development of a single-family subdivision. The lots proposed are smaller than the typical development standards of the R-2, Single-family zoning district but are not out of character with other development in the area. There are lots on Carter Lane and lots within the Gardens at Valley Falls which have developed with similar lot sizes and setbacks. To staff’s knowledge there are no 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: (OCTOBER 8, 2015) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Mr. Roy Andrews addressed the Commission on behalf of the applicant. He stated the development was proposed for single-family homes in a zero lot line subdivision. He stated the development was proposed similar to other developments in the area. He stated he would yield his time to the opposition to answer any questions which could arise. Mr. Dale Woodall addressed the Commission in opposition of the request. He stated the neighborhood was not opposed to development but was present to appeal to the Commission for assistance. He stated a conern with the current plan was the homes were proposed as two (2) story homes with a maximum building height of 35-feet. He stated with the homes being two (2) story and the elevation of the site privacy would October 8, 2015 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9075 9 be lost for the existing homes of Gooch. He stated the residents of Gooch were requesting the developer install an eight (8) foot privacy fence. He stated the second concern was drainage. He stated the homes located along Gooch Drive currently had drainage problems. He stated water ponded in yards after even a light rain. He stated the pipes along Gooch and Bella Rosa Drives were undersized. He stated detention for a portion of the development was proposed to be contained in underground pipes. He stated the remainder of the area would not be captured and would continue to sheet flow from the site. He stated the area ditches had not been maintained. He stated the biggest concern was drainage and requested the developer or the City install sufficient drainage for the area. Mr. Chris Corbitt addressed the Commission in opposition of the request. He stated he was a licensed attorney and engineer. He stated he was present to provide information concerning the legal and engineering aspects of the proposal. He stated the full design of the project had not been completed. He stated the topography of the site was such that the water drained from this site to the back yards of the homes on Gooch Drive. He stated the design calculations should include a seven (7) inch rainfall for a 24-hour time which would be a 25-year storm event. He stated the development should include piping and discharge to the creek located to the north of the development area. Mr. Andrews addressed the Commission stating the final design of the stormwater detention had not been completed. He stated upon final approval the design would begin. He stated the Public Works staff would review the final design and calculations for accuracy and capacity. He stated the development did not want a detention pond due to the potential for mosquitos and other insects. He stated the street would be private to allow the stormwater to be detained under the street. He stated there would not be any adverse downstream impact with the development from the stormwater run-off. Staff questioned if the development would include an eight (8) foot fence. Staff stated the application should be amended if this was the desire of the developer. Mr. Andrews requested the Commission amend the request to include an eight (8) foot fence. There was a general discussion by the Commission and staff concerning the proposed detention storage and the size of the pipes in the area. Staff stated the pipes in the area were substandard and the development would most likely be required to detain the ten (10) year storm event and not just for the 25-year storm event. Staff stated the area was developed with rural standards and in a number of cases the street was above the yards of the homes and ditches were filled in. Staff stated this development would not create any additional concerns for the area. The chair entertained a motion for approval of the item as amended (8-foot fence) including all staff recommendations and comments. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. October 8, 2015 ITEM NO.: 18 FILE NO.: Z-9076 NAME: Stewart-Autunes-Austin Short-form PD-R LOCATION: Located at 1421 South Cumberland Street Units A and B DEVELOPER: Tony Curtis 1221 S. Louisiana Street Little Rock, AR 72202 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.16 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: R-4, Two-family district ALLOWED USES: One and two family PROPOSED ZONING: PD-R PROPOSED USE: Create an individual lot for each of the units VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The site was developed as a two (2) unit ‘duplex’ and was sold as the Arbors at Cumberland Townhome Condominium Horizontal Property Regime Units A and B. The applicant is now requesting to rezone the site to Planned Development Residential to create a plat for the two (2) units and allow the units to be sold as single-family attached. Each of the units will own a lot 25-feet by 140-feet. Access to the parking pad is via an alley located along the eastern property line. No other modifications or additions are proposed for the site. October 8, 2015 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9076 2 B. EXISTING CONDITIONS: The property contains a duplex which was built in 2008. The units were originally sold as condominiums under a horizontal property regime. The area contains a mixture of uses including single-family, a nursing home and loft apartments. To the east of the site are single-family detached homes. To the west is a nursing home and the Lofts at SOMA. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners. All property owners located within 200 feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Cumberland Street and East 15th Street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer service need to be separated if currently together. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. Electrical service is already being provided to the structure. Contact Entergy should the service requirements change due to this proposal. 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. October 8, 2015 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9076 3 3. 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. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: The area is currently served by METRO on the Route 2. We have no objection to the use of this building for its current use. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: This request is located in the Central City 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-4, Low Density Residential District to PDR (Planned Development Residential District) to allow the creation of separate lots for the existing units located on the site. Master Street Plan: Cumberland 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. 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. G. SUBDIVISION COMMITTEE COMMENT: (September 16, 2015) The applicant was not present. Staff presented the item stating there were no outstanding technical issues associated with the request in need of addressing via a revised site plan. Staff stated the request was to rezone the property to October 8, 2015 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9076 4 Planned Development Residential to allow the creation of lots to allow the units to be sold as single-family attached. 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 raised at the September 16, 2015, Subdivision Committee meeting. The applicant is requesting to rezone the site to Planned Development Residential from R-4, Two-family district to allow the units located on this parcel to be sold as single-family attached. The applicant has stated under the land use of condo/townhouse it is difficult to sell a unit to potential buyers given the lending rules today. With the approval of the Planned Development and the creation of lots this will allow buyers to purchase the homes in a subdivision without the 24 rules and regulations that apply to condo/townhome purchases. The site was developed as a two (2) unit ‘duplex’ and was sold as the Arbors at Cumberland Townhome Condominium Horizontal Property Regime Units A and B. The plat for the two (2) units allows each of the units to be located on a lot 25-foot by 140-foot lot containing 3,500 square feet of land area. Access to the parking pad is via an alley located along the eastern property line. No other modifications or additions are proposed for the site. Staff is supportive of the applicant’s request. The proposed rezoning will allow for the existing structure to be located on individual lots. The lots as proposed are substandard to meet any minimum requirements of various City ordinances. Staff does not feel the creation of the lots as proposed to allow the sale of the units as single-family attached 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: (OCTOBER 8, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. October 8, 2015 ITEM NO.: 19 FILE NO.: Z-9077 NAME: Little Rock Community Mental Health Center Short-form PD-O LOCATION: Located at 1020 Daisy L. Gatson Bates DEVELOPER: Little Rock Community Mental Health Center, Inc. c/o Kutak Rock, LLP Attn. Amy C. Bagnall 124 West Capitol Avenue, Suite 2000 Little Rock, AR 72201-3706 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.96 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: I-2, Light Industrial ALLOWED USES: Industrial - Daycare PROPOSED ZONING: PD-O PROPOSED USE: Adult services – add overnight stay VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: Pinnacle House is located at 1020 West Daisy L. Gatson Bates Drive, which is at the corner of Daisy L. Gatson Bates Drive and Chester Street. Community Mental Health Center, Inc. (CMHC) purchased the property in 2007 and since that time has operated it as an adult day care facility providing social services, day activities, job training and resources, individual and group therapy, administration of medication and other related services to adults with mental October 8, 2015 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-9077 2 health issues. Pinnacle House serves 35 to 60 people each day through its various day programs. In order to better serve the community and its patrons, CMHC plans to add eight (8) to ten (10) overnight beds to Pinnacle House which would allow CMHC to provide emergency shelter and short term crisis stabilization care to patients who are transitioning from a higher level of care into intermediate, supervised or independent living situations. The only exterior change to the property will be the addition of a driveway to the east side of the building, which will be used for patrons being delivered to the facility by automobile or transfer ambulance. The modification of the facility will also include some interior remodeling to provide appropriate accommodations for sleeping and bathing. The space will accommodate staff who will provide line of sight supervision twenty-four (24) hour per day. A security officer will also be on duty during all hours of operation. The current I-2, Light Industrial District zoning allows the adult day care center by right. However, the modification of use planned by CMHC is not allowed under the current zoning because I-2, Light Industrial District does not allow any overnight care facilities. CMHC is requesting a rezoning to Planned Development Office to allow O-3, General Office District uses as allowable uses and allow the facility for care of psychiatric patients as provided in the Little Rock Municipal Code Section 36-281(b)(3)(f). B. EXISTING CONDITIONS: The property is located at the intersection of South Chester Street and Daisy L. Gatson Bates Drive. The property is zoned I-2, Light Industrial District. Philander Smith College is located across South Chester Street to the east. There are surface parking lots located to the south of this site across Daisy L. Gatson Bates Drive which are owned and used by the College for additional parking. To the north of this site is an armored car business, a church and funeral home. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All property owners located within 200 feet of the site along with the Downtown Neighborhood Association were notified of the public hearing. October 8, 2015 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-9077 3 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Daisy L. Gatson Bates Drive and Chester Street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: No objection. Entergy: Entergy does not object to this proposal. Electrical service is already being provided to the structure. Contact Entergy should the service requirements change due to this proposal. 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. 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. 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 (Captain 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. October 8, 2015 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-9077 4 Rock Region Metro: The area is currently served by METRO on the Route 15. We have no objection to the reuse of this building for an Adult Daycare. The bus service for this facility we feel is an asset for this installation. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the Central City 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 I-2, Light Industrial District to PDO (Planned Development Office District) to allow for the use the site for adult and senior care and services with overnight stay. Master Street Plan: Chester Street is a Minor Arterial and Daisy L. Gatson Bates Drive is a Collector 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 Chester Street since it is a Minor 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 Daisy L. Gatson Bates Drive. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (September 16, 2015) The applicant was present. Staff presented an overview of the request stating additional information was needed to forward the item to the Commission for final action. Staff requested additional information concerning the activities on the site both currently and proposed. Staff also requested how patients were screened and the length of stay proposed for the clients. October 8, 2015 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-9077 5 Public Works comments were addressed. Staff stated a radial dedication of right of way was required at the intersection of Daisy L. Gatson Bates Drive and Chester Street. Staff noted no additional landscaping was required unless the improvements to the building exceeded fifty percent (50%) of the replacement cost of the building. 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 cover letter to staff addressing a number of the questions raised at the September 16, 2015, Subdivision Committee meeting. The applicant has provided a detailed description of the activities on the site. The applicant has also provided information on the screening and length of stay for the clients. The request is to rezone the site from I-2, Light Industrial District to Planned Development Office to allow the Pinnacle House to provide additional services to their clientel. The I-2, Light Industrial zoning classification allows adult day care as a by right use. The expanded program to be offered by Pinnacle House includes overnight stay which is not allowed within the I-2, Light Industrial zoning classification. The request includes O-3, General Office District uses as allowable uses for the site. This will allow the facility to offer care of psychiatric patients and allow overnight stay and treatment of these clients. The Pinnacle House Program site is fully owned and controlled by LRCMHC, and has operated as a mental health day treatment program since 2007. As proposed, the program will provide nine (9) beds in a supervised shelter environment for non-substance-using individuals experiencing a mental health related crisis that requires 24-hour placement for a period ranging from one (1) day to possibly a week to ten (10) days. Persons with presenting substance abuse issues will be served by referral to other community based substance abuse programs, such as that operated by Quapaw Substance Abuse. The facility will operate within the requirements established by the Arkansas Division of Behavioral Health Services and recognized certification standards applicable to this type stabilization program. LRCMHC staff will be onsite at all times; these staff will include mental health professionals (e.g. licensed social workers, psychologists, psychiatric nurses, etc.), as well as mental health paraprofessionals (specially-trained bachelors-level staff) and security officers. Prior to admission each individual will be assessed to determine the appropriate October 8, 2015 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-9077 6 level of service intervention required, and those individuals with higher stabilization assessed needs will be referred elsewhere. Each person admitted to the program will undergo additional mental health assessment to establish an overall treatment plan designed to address the needs of the particular individual. Each plan is reviewed for appropriateness by a licensed physician, either a psychiatrist or a psychiatric resident. During each individual’s brief overnight stay (one night up to a week to ten (10) days), plans will be developed in concert with the individual that address follow-up treatment and supportive services, including such things as housing, transportation and functional supports. As well, while the person is at the program, staff will engage the individual in treatment services. Care management services will also be assigned should it be determined the individual could benefit from such services. Care management includes arrangement or provision of transportation should a person choose to leave the facility. Any transportation needed to transfer to other types of facilities would be arranged or provided. Security personnel would be available to assist in arranging transportations. In a limited number of situations an individual’s psychiatric status might deteriorate to a point of requirement an involuntary hold until transfer to a secure facility can be arranged. Again, the purpose of the program is a voluntary placement offering short term care in conjunction with other services while crisis is stabilized and resolved. LRCMHC accepts referrals from individuals, other health, social and human service agencies and the judicial system. Many of the individuals that will utilize the facility for overnight services will be persons that LRCMHC has screened or assessed for entry to the mental health system with these individuals coming from any number of community locations including local hospital emergency rooms. LRCMHC provides housing or housing assistance to more than 300 individuals and families, and in some situations mental health related crisis may result in a need for short-term placement. The facility currently operates Monday through Friday, 7:30 am to 5:00 pm with direct client services typically ending by 3:30 pm. With the expanded program offering night care to include nine (9) beds for supervised placement, Pinnacle House will offer day services and activities seven (7) days a week and supervision 24-hours per day. Pinnacle House day programs currently serve 35 to 60 people each day through its various services. LRCMHC does not expect that number to significantly vary from its current operations, although the lower number (35) could be restated with assurance to 42. With regard to the utilization of the nine (9) beds, it is anticipated that the occupancy will range from 50 to 85 percent. Based on previous experiences, bed occupancy during holiday periods will be lower while October 8, 2015 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-9077 7 higher occupancy will be experienced in late summer and early fall and in midwinter. Only during these periods of high occupancy would the nine (9) beds be full and then only for a day or two consecutively. LRCMHC intends that the overnight care be provided only on a short-term basis at Pinnacle House, with the maximum stay being then (10) nights with an average of 2.5 days. The patients receiving day services at the facility are generally more long term, with some clients receiving services over a period of years, due to the chronicity of their illness. LCMHC owns, operates and partners with other facilities that provide long term housing accommodations for its patients. The overnight beds at this facility will simply be an avenue for providing short-term, stabilization to those patients that are assessed as not requiring inpatient hospitalization but need living accommodations and a lower level of supervision before moving to transitional or community housing somewhere more permanent. Staff is supportive of the applicant’s request. LRCMHC currently operates from this facility and has done so for a number of years with little to no complaints. The request is to allow the facility to expand services being offered to the clients which includes the allowance of overnight stay for observation and to determine the best placement for the clients. It is anticipated the average length of stay will be 2.5 nights and very seldom will all the beds be occupied in a single night. Proper security and staffing will be provided for the center. Staff does not feel the addition of the overnight stay service for the clients of Pinnacle House 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: (OCTOBER 8, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. October 8, 2015 ITEM NO.: 20 FILE NO.: Z-9078 NAME: Central Arkansas Urgent Care Short-form PD-I LOCATION: Located in the 7400 Block of Lindsey Road DEVELOPER: Dr. Heath Nay 14524 Cantrell Road, Suite 160 Little Rock, AR 72223 ENGINEER: Thomas Engineering 3810 Lookout Road North Little Rock, AR 72116 AREA: 2.918 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: I-2, Light Industrial ALLOWED USES: Industrial Uses PROPOSED ZONING: PD-I PROPOSED USE: Add a medical clinic as an allowable use VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning of the site from I-2, Light Industrial District to Planned Development Industrial to add a medical clinic as an allowable use for the site. The applicant is proposed to develop the clinic on part of Lot “F” Area 201, of the Little Rock Port Addition. Phase 1 is proposed as the health clinic. Phase II is proposed as a storage area for contractors. The two (2) uses will share a single driveway access from Lindsey Road. October 8, 2015 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-9078 2 B. EXISTING CONDITIONS: The site is located in the Little Rock Industrial Port. The port has developed with a number of uses including warehousing and manufacturing. This lot is a grass covered lot. To the east is a warehouse building being used by a moving company. South of the site is Interstate Signway which manufactures signs and southwest of the site is a vacant manufacturing building. The streets and roads within the port are developed per the Subdivision Ordinance requirements which does not include the placement of sidewalk. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All property owners located within 200 feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The future driveway apron location on the site plan does not comply with City code. Driveway spacing on Lindsey Road (Collector Street) is 250 feet between driveways and 125 feet from the side property line. At the time of future development, access to the vacant parcel will be required to be shared with the proposed development. 2. Stormwater detention ordinance does not apply to this property. 3. 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. 4. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this site across Lindsey Road. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. A three phase power line exists along the north side of Lindsey Road on the south side of this property. There do not appear to be any conflicts with existing Entergy facilities unless the October 8, 2015 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-9078 3 proposed drive on Lindsey Road creates a conflict with an existing pole. Contact Entergy in advance regarding future service requirements to the development and future facilities locations as this project proceeds. 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 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. October 8, 2015 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-9078 4 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. 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. October 8, 2015 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-9078 5 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 (Captain Tony Rhodes 501.918.3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: The area is currently served by METRO on the Route 20. We would like to emphasize maintaining the sidewalk connections to the neighborhood for transit rider access to jobs and shopping. The area is part of our future plans for airport/ Port of Little Rock flex service. METRO has plans to continue to serve near the area providing access to jobs with service enhancements. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the Port Planning District. The Land Use Plan shows Industrial (I) for this property. The industrial category encompasses a wide variety of manufacturing, warehousing research and development, processing, and industry related office and service activities. Industrial development typically occurs on an individual tract basis rather than according to an overall development plan. The applicant has applied for a rezoning from I-2, Light Industrial District to PDI (Planned Development Industrial District) to allow for the development of a medical clinic with ‘I-2’ uses on the site. Master Street Plan: Lindsey Road is a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local October 8, 2015 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-9078 6 Streets to Arterials. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The approximate depth of the lot is four hundred (400) feet. A minimum twenty four (24) foot street buffer will be required. 3. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 4. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 5. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 6. 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. 7. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements. G. SUBDIVISION COMMITTEE COMMENT: (September 16, 2015) Mr. Thomas Pownell was present representing the request. Staff presented an overview of the item stating there are additional items necessary to complete the October 8, 2015 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-9078 7 review process. Staff questioned the days and hours of operation, the proposed building materials and any proposed fencing. Staff also questioned the proposed area identified for contractor’s storage stating additional information was necessary to compete the review process for this area. Public Works comments were addressed. Staff stated the future driveway placement did not comply with the spacing criteria of the various City ordinances. Staff stated a variance was required to allow the driveway as indicated. Staff stated the City’s stormwater detention ordinance would apply to the future development of the site. Staff stated damage to streets was to be repaired by the responsible party prior to the issuance of a building permit. Landscaping comments were addressed. Staff stated landscaping would be required to meet the various City ordinances. Staff stated the street buffer was required at six (6) percent of the average depth of the property. Staff stated based on the depth a minimum of twenty-four (24) feet was required. Staff stated a minimum of eight (8) percent of the vehicular use area was to be landscaped. Staff stated building landscaping was required at the time of development. 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 raised at the September 16, 2015, Subdivision Committee meeting. The days and hours of operation, the proposed building materials and any proposed fencing have been addressed. The applicant has also provided additional information concerning the area proposed for the contractor’s storage area. The request is a rezoning of the site from I-2, Light Industrial District to Planned Development Industrial to add a medical clinic as an allowable use for the site. The applicant is also requesting approval to use the remainder of the property for a contractor’s laydown yard or storage area. The development is proposed in two (2) phases. Phase 1 is proposed as a medical clinic. The development is proposed with a one-story, 720 square foot immediate care medical office building with associated utility services. The maximum building height proposed is 18-feet. The facility will be staffed with one (1) doctor at a time. The facility will operate seven (7) days per week from 7:00 am to 6:00 pm. October 8, 2015 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-9078 8 The proposed site plan includes ten (10) parking spaces. The zoning ordinance typically requires the placement of six (6) parking spaces per doctor or medical professional. There will be one (1) doctor at a time at the facility. Staff is supportive of the parking. This facility does not see patients by appointment but on a first come first serve basis. The site plan indicates the placement of a monument sign at the driveway entrance to the development. The sign is proposed consistent with signage allowed in Industrial zones or a maximum of 30-feet in height and 72 square feet in area. Building signage is proposed on the front façade of the building. The sign is proposed four (4) feet by sixteen (16) feet for a total sign area of 64 square feet. Phase II is proposed as a storage area for contractors. The access drive will be shared with the medical office use. A six (6) foot wood fence is proposed around the site perimeter and along Lindsey Road to screen the area. Section 36-320 states uses shall be provided entirely within enclosed buildings. Outdoor storage of equipment, materials or merchandise, however, is allowed provided they are screened by a six-foot opaque barrier, except when such merchandise consists of airplanes, automobiles, boats, mobile homes, travel trailers or motorhomes, motorcycles, buses or trucks or wheeled or tracked industrial vehicles. In those instances where the provisions of the section conflict with the landscape ordinance or the buffer regulations of the zoning ordinance, the landscape ordinance shall apply. The request includes the placement of gravel within the storage yard area. Section 36-508 states every parcel of land which after the effective date of this chapter is changed to a parking area, automobile, other vehicle or trailer sales or storage area or automobile or motor vehicle service station, garage or other vehicle use area shall be paved where subject to wheeled traffic. The minimum pavement requirement shall be one and one-half (1½) inches asphaltic concrete hot mix with a five-inch compacted base or a double surface treatment with a five-inch compacted base or a four-inch concrete slab and shall have appropriate bumper guards where needed. Asphalt roofing and by-products of its manufacture are expressly prohibited as a base course or as surfacing material on parking lots and/or drives. The applicant has indicated the proposed use of the area, contractor’s storage and laydown area, if paved will not hold up to the traffic and materials to be stored. The applicant has provided a paved area before exiting the laydown area to prohibit the gravel from being tracked from the site to the parking area or to Lindsey Road. Staff is supportive of the applicant’s request. The applicant is proposing the redevelopment of the site with a medical clinic and contractor’s storage and laydown yard constructed in phases. To staff’s knowledge there are no October 8, 2015 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-9078 9 remaining outstanding technical issues associated with the request. Staff feels the development of the site as a medical clinic 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: (OCTOBER 8, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. ©ATE PLANNING COMMISSION VOTE RECORD �Ti[.'r`°�'S %� � (�L•:i Ta 1� L �'- L',r.�--r� I� %.��:v 1ti:h ' = ®mmmm®m n =mmmwm� • JENNIFER MARTINEZ ®®.M.M-.M...MMMW� M..-..WAr MnM =M0MMM- F • • • , ®®...M. ..M-..W F� mmmmmmOmmommommm ■ ■ ■ ALAN ®m...m....-mwmmm- ..mmmmm-©mmmmmmm� • • y ��......�.---_ .■.wm..-mmmmnmmm� M. ©®.....-mmw-mmmm- 1 • JANET mmmm...wlNalm.m-mmm- .mm..mmmnm®mnmmm�. ®®mmmmmmmmmmmmmm� w_._-m.m ®m ®mmmmm�l HAMILTON, HAMILTON, SCOTT wm� Y m©mmmmmmmmmmmmmm� . ©mm'mmmrmrmmmmmmi �Ti[.'r`°�'S %� � (�L•:i Ta 1� L �'- L',r.�--r� I� %.��:v 1ti:h ' = ®mmmm®m n =mmmwm� BELT, JENNIFER MARTINEZ M..-..WAr MnM =M0MMM- BERRY, CRAIG R • ■ • • ..mmmmm-©mmmmmmm� • • - I .■.wm..-mmmmnmmm� 1 • JANET .mm..mmmnm®mnmmm�. REBECCA ---M w_._-m.m ®m ®mmmmm�l HAMILTON, SCOTT wm� LATTURE, PAUL Meeting Adjourned `� P.M. AYE NAPE ABSENT ABSTAIN RECUSE - October 8, 2015 There being no further business before the Commission, the meeting was adjourned at 5.39 p.m. .0 1 / 9 /r-,2U�- Qat C irman