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HomeMy WebLinkAboutpc_11 19 2015sub LITTLE ROCK PLANNING COMMISSION SUBDIVISION HEARING SUMMARY AND MINUTE RECORD NOVEMBER 19, 2015 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present there being eleven (11) members present. II. Members Present: Craig Berry Tom Brock Alan Bubbus Buelah Bynum Keith Cox Janet Dillon Rebecca Finney Scott D. Hamilton Paul Latture Jennifer Martinez Belt Bill May Members Absent: None City Attorney: Shawn Overton III. Approval of the Minutes of the October 8, 2015 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION SUBDIVISION AGENDA NOVEMBER 19, 2015 OLD BUSINESS: Item Number: File Number: Title: A. 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. B. Z-4945-A Family Dollar 12th Street Short-form PD-C, located in the 6100 Block of West 12th Street. C. Z-5766-A Horton’s Orthotics and Prosthetics Short-form PD-C, located at 5220 West 12th Street. D. Z-6323-V The Village at Rahling Road Lot 1C Short-form PCD, located South of 21 Rahling Circle. E. S-1753 Belle Pointe View Estates Preliminary Plat, located on the West end of Belle Pointe Drive. NEW BUSINESS: I. PRELIMINARY PLAT: Item Number: File Number: Title: 1. S-969-H Chenal Park Centre Addition Preliminary Plat, located in the 15400 Block of Chenal Parkway. 2. S-1244-B Park View Addition Replat, located at 2823 North Pierce Street. 3. S-1753-A Belle Pointe View Addition Preliminary Plat, located on the west end of Belle Pointe Drive. 4. S-1761 Fern Valley lane Addition Preliminary Plat, located behind 13815 and 13823 Fern Valley Lane. 5. S-1763 Mosley Addition Preliminary/Final Plat, located between 23225 and 23357 Colonel Glenn Road. Agenda, Page Two II. SITE PLAN REVIEW: Item Number: File Number: Title: 6. S-57-EEE LIV Riverdale Residence LLC Subdivision Site Plan Review, located at 1200 Brookwood Drive. III. PLANNED DEVELOPMENTS: Item Number: File Number: Title: 7. Z-3451-B Bennett Davis Group Short-form POD, located at 1300 North Shackleford Road. 8. Z-3639-A Queensboro Short-form PD-R, located at 6101 – 6119 Queensboro Drive. 9. Z-5817-F Little Rock Plastic Surgery Short-form PD-O and Easement abandonment, located at 15104 – 15122 Cantrell Road. 10. Z-6481-E Kbird Restaurant Revised Short-form PD-C, located at 600 North Tyler Street. 11. Z-6669-B Moxy Warehouse Short-form PCD, located at 2615 West 15th Street. 12. Z-6748-E McCormack Short-form PCD, located at 1212 South Bowman Road. 13. Z-8503-D Herrick Heights Long-form PD-R, located on the west side of South Bowman Road between Brodie Creek Subdivision and the Pointe at Brodie Creek Apartments. 14. Z-8737-A Rooker/Patton Short-form PID, located at 8222 – 8300 Stagecoach Road. 15. Z-9006-A Hounds Lounge Pet Resort and Spa Revised Short-form PCD, located at 1711 Rebsamen Park Road. Agenda, Page Three III. PLANNED DEVELOPMENTS: (CONTINUED) Item Number: File Number: Title: 16. Z-9091 Walker Short-form PD-R, located at 1815 South State Street. 17. Z-9092 Bassett Short-form PCD, located at 3211 – 3215 South Arch Street. 18. Z-9093 Redbridge Development Short-form PD-O, located at 18324 Denny Road. 19. Z-9094 Neil Short-form PD-C, located at 1215 South Dennison Street. November 19, 2015 ITEM NO.: A 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. 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 November 19, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-4765-D 2 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. STAFF UPDATE: Based on additional information provided by the applicant staff recommends deferral of this item to the December 17, 2015, Public Hearing to allow staff additional time to review the revised material provided. PLANNING COMMISSION ACTION: (NOVEMBER 19, 2015) The applicant was present. Staff presented a recommendation of deferral of the item to allow them additional time to review information provided by the applicant. Staff presented a recommendation of deferral of this item to the December 17, 2015, Public Hearing. Staff stated the applicant was agreeable to 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 10 ayes, 0 noes and 1 absent. November 19, 2015 ITEM NO.: B 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 November 19, 2015 SUBDIVISION ITEM NO.: B (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. STAFF UPDATE: The applicant submitted a request dated October 27, 2015, requesting withdrawal of this item. Staff is supportive of the withdrawal request. PLANNING COMMISSION ACTION: (NOVEMBER 19, 2015) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated October 27, 2015, requesting withdrawal of this 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 10 ayes, 0 noes and 1 absent. November 19, 2015 ITEM NO.: C 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 November 19, 2015 SUBDIVISION ITEM NO.: C (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 Van Buren 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. November 19, 2015 SUBDIVISION ITEM NO.: C (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. November 19, 2015 SUBDIVISION ITEM NO.: C (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. November 19, 2015 SUBDIVISION ITEM NO.: C (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. November 19, 2015 SUBDIVISION ITEM NO.: C (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. November 19, 2015 SUBDIVISION ITEM NO.: C (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. November 19, 2015 SUBDIVISION ITEM NO.: C (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 November 19, 2015 SUBDIVISION ITEM NO.: C (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. STAFF UPDATE: This item was mistakenly placed on the Commission’s Consent Agenda for Approval at their October 8, 2015, public hearing. At that time the applicant had failed to provide proper notice to the property owners within 200-feet of the site. Proper notice has been given at this time. 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. November 19, 2015 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-5766-A 10 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: (NOVEMBER 19, 2015) The applicant was present. There were no registered objectors present. Staff stated the item was mistakenly placed on the Commission’s Consent Agenda for Approval at their October 8, 2015, public hearing. Staff stated at that time the applicant had failed to provide proper notice to the property owners within 200-feet of the site. Staff stated proper notice had been given at this time. 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. 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 10 ayes, 0 noes and 1 absent. November 19, 2015 ITEM NO.: D 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. November 19, 2015 SUBDIVISION ITEM NO.: D (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 November 19, 2015 SUBDIVISION ITEM NO.: D (Cont.). FILE NO.: Z-6323-V 3 south of this property. Contact Entergy in advance regarding future service 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. November 19, 2015 SUBDIVISION ITEM NO.: D (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. November 19, 2015 SUBDIVISION ITEM NO.: D (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. November 19, 2015 SUBDIVISION ITEM NO.: D (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. November 19, 2015 SUBDIVISION ITEM NO.: D (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 November 19, 2015 SUBDIVISION ITEM NO.: D (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. STAFF UPDATE: There has been no change to the proposed request since the previous staff write-up. Staff continues to recommend approval of the request. PLANNING COMMISSION ACTION: (NOVEMBER 19, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request for withdrawal of the item, without prejudice. Staff stated the withdrawal request would require a by-law waiver due to the request not being made the minimum of five (5) days prior to the public hearing. Staff stated they were supportive of the withdrawal request. There was no further discussion. A motion was made for approval of the by-law waiver with regard to the late withdrawal request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. November 19, 2015 ITEM NO.: E 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. November 19, 2015 SUBDIVISION ITEM NO.: E (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. November 19, 2015 SUBDIVISION ITEM NO.: E (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. November 19, 2015 SUBDIVISION ITEM NO.: E (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. November 19, 2015 SUBDIVISION ITEM NO.: E (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. November 19, 2015 SUBDIVISION ITEM NO.: E (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. November 19, 2015 SUBDIVISION ITEM NO.: E (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 November 19, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: S-1753 8 and the appurtenance thereunto such as driveway, sidewalks and fences as 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. November 19, 2015 SUBDIVISION ITEM NO.: E (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 November 19, 2015 SUBDIVISION ITEM NO.: E (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. November 19, 2015 SUBDIVISION ITEM NO.: E (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. November 19, 2015 SUBDIVISION ITEM NO.: E (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. STAFF UPDATE: The applicant submitted a request to withdraw this item, without prejudice, to allow the legal proceedings associated with the proposed access to this tract to be resolved. Staff recommends approval of the withdrawal request. PLANNING COMMISSION ACTION: (NOVEMBER 19, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request to withdraw this item, without prejudice, to allow the legal proceedings associated with the proposed access to this tract to be resolved. 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 10 ayes, 0 noes and 1 absent. November 19, 2015 ITEM NO.: 1 FILE NO.: S-969-H NAME: Chenal Park Centre Preliminary Plat LOCATION: Located in the 15400 Block of Chenal Parkway DEVELOPER: Commercial Realty LLC P.O. Box 22407 Little Rock, AR 72221 SURVEYOR: Crafton Tull and Associates 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72221 AREA: 6.208 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF CURRENT ZONING: C-2, Shopping Center District PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.16 VARIANCE/WAIVERS: 1. A variance from Section 36-300 to allow lot sizes less than the ordinance typically allows. 2. A variance from Section 31-284 to allow the creation of a pipe stem lot. 3. A variance from the City’s Land Alteration Ordinance to allow grading of all four (4) lots with the request for a grading permit and construction not imminent on all the lots. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting preliminary plat approval to allow the creation of four (4) lots from this 6.208 acre tract. The property is currently zoned C-2, Shopping Center District. There is a variance associated with the request to allow the creation of lots with acreage less than the five (5) acre minimum typically allowed per the zoning district. The request also includes a variance to allow the creation November 19, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-969-H 2 of a pipe stem lot and a variance from the land alteration ordinance to allow advanced grading of the site. B. EXISTING CONDITIONS: The property is located on the north side of Chenal Parkway with the wooded median of the parkway located to the south. This property is tree covered. There are apartments located to the north of this site and a commercial center located to the west. Along this section of Chenal Parkway there are no sidewalks in place. There are however sidewalks located along the development property to the west. 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 Parkway Place Property Owners Association and the St. Charles Community Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Chenal Parkway including 5-foot sidewalks with the planned development. The back of curb should be located at the same width as the existing curb and gutter to the west and provide a total of 3 - 11 foot lanes and a 2 foot curb and gutter (at least 35 feet). 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. Is a variance requested to advance grade future lots with construction on the 1st lot? 3. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 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 is required to be shown on plat and grading plans. November 19, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-969-H 3 6. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 8. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 501.379.1813 Greg Simmons (gsimmons@littlerock.org) for more information. 9. Show all proposed driveway locations and radiuses. 10. In accordance with Section 31-210 (h) (12), access driveways running parallel to the street shall not create a four-way intersection within 75-feet of the future curb line of the street. 11. Provide a letter prepared by a registered engineer certifying the intersection 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. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 14. No clearing or tree removal is allowed within the right-of-way located in the middle of the divided Chenal Parkway. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if new sewer service is required for this project. Entergy: Entergy does not object to this proposal. There are no conflicts with existing Entergy facilities as there are no electrical lines on this property. Entergy does have three phase power along Wellington Hills Road to the west. Three phase overhead lines also exist on the south side of Chenal Parkway and again to the north of the property. Contact Entergy 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. CenterPoint Energy: No comment received. November 19, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-969-H 4 AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: 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 Jason.Lowder@carkw.com ) 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: Location not currently served by METRO. Chenal Parkway is part of future plans for the West Little Rock express bus. No Issues with the drawing as shown. Future development should consider access to transit service in their design. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (October 28, 2015) Mr. Frank Riggins of Crafton Tull and Associates was present representing the request. Staff presented the item stating there were few outstanding technical issues associated with the request. Staff stated there were variances associated with the request. Staff stated the minimum lot size for properties zoned C-2, Shopping Center District was typically five (5) acres. Staff stated there was also a variance from the typical ordinance standards to allow the creation of a pipe stem lot. Public Works comments were addressed. Staff stated a grading permit would be required prior to any land clearing or development of the site. Staff also stated the minimum floor elevations of one (1) foot above the base flood elevation was required to be shown on the plat. November 19, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-969-H 5 Staff questioned if the developer was requesting to advance grade the site. Mr. Riggins stated the request did include a variance to allow grading of the entire site area with the development of the first lot. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant provided staff with the additional information as requested by staff and the Subdivision Committee members at the October 28, 2015, Subdivision Committee meeting. A note has been included on the proposed preliminary plat concerning the finished floor elevation of any new structures. The applicant has also submitted a formal request to allow a variance from the City’s Land Alteration Ordinance to allow advanced grading. The applicant is requesting preliminary plat approval to allow the creation of four (4) lots from this 6.208-acre tract. The property is currently zoned C-2, Shopping Center District. The ordinance states the minimum site area for the C-2, Shopping Center District zoned property is to be five (5) acres, except in those instances where a subdivision site plan and plat proposing peripheral lots and multiple ownership is approved by the Planning Commission. The ordinance states the Planning Commission shall establish the size, orientation and access to multiple lot C-2, Shopping Center zoned development with special emphasis on interior circulation, curb cuts and siting of physical improvements. The ordinance states there shall be not less than three hundred (300) feet of district frontage on at least one (1) abutting street, whether for single or multiple building/lot development. The development is also proposed with a pipe stem lot, proposed Lot 1. Lot 1 is indicated with a 60-foot shared access and utility easement extending from Chenal Parkway into the lot. The minimum width of the pipe stem at the Parkway is 60-feet. The depth of the pipe stem is 154-feet. The access will be shared between Lots 1, 2 and 3. Lot 4 is proposed with a shared access along the eastern perimeter. This access is shared with an adjacent multi-family development. The applicant has indicated the lots will be final platted individually as the market demands. The request includes a variance from the City’s Land Alteration Ordinance to allow advanced grading of the site. The applicant has indicated grading of all four (4) lots will be conducted with the issuance of a grading permit for one (1) of the proposed lots. The applicant has stated the advanced grading is necessary to balance the site and limit the number of truck trips to and from the site hauling material in and out to allow the future development. November 19, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-969-H 6 Staff is supportive of the applicant’s request. The applicant is seeking preliminary plat approval to allow the creation of four (4) commercially zoned lots with the primary user located on the larger lot and the remaining three (3) lots located along Chenal Parkway to be sold or held as peripheral lots for future development of complementary uses for the overall site. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the subdivision as proposed is appropriate for this 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 following variance requests: 1. A variance from Section 36-300 to allow lot sizes less than the ordinance typically allows. 2. A variance from Section 31-284 to allow the creation of a pipe stem lot. 3. A variance from the City’s Land Alteration Ordinance to allow grading of all four (4) lots with the request for a grading permit for one (1) lot. PLANNING COMMISSION ACTION: (NOVEMBER 19, 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 also presented a recommendation of approval of the following variance requests: 1. A variance from Section 36-300 to allow lot sizes less than the ordinance typically allows. 2. A variance from Section 31-284 to allow the creation of a pipe stem lot. 3. A variance from the City’s Land Alteration Ordinance to allow grading of all four (4) lots with the request for a grading permit for one (1) lot. Mr. Stephen Bimksy addressed the Commission stating his concerns were related to landscaping and screening. He stated he was aware the Commission was reviewing a preliminary plat at this time and would not be discussing the future development of the lots. November 19, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-969-H 7 Staff stated the site was zoned C-2, Shopping Center District which was a site plan review zoning district. Staff stated at the time the lots were proposed for development the Commission would review to ensure compliance with the ordinances that Mr. Bimksy was addressing. There was no further discussion. 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. A motion was also made to approve the variance request from the City’s Land Alteration Ordinance. This motion carried by a vote of 10 ayes, 0 noes and 1 absent. November 19, 2015 ITEM NO.: 2 FILE NO.: S-1244-B NAME: Park View Addition Replat LOCATION: Located at 2823 North Pierce Street DEVELOPER: Sylvester and Irena Pupkowski 2823 North Pierce Street Little Rock, AR 72207 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.44 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: R-3, Single-family PLANNING DISTRICT: 4 – Heights Hillcrest CENSUS TRACT: 16 VARIANCE/WAIVERS: 1. A variance from Section 36-255 to allow a reduced lot width for Lot 3R. 2. A variance from Section 31-232 to allow an increased lot depth to width ratio for Lot 3R. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is seeking to replat three (3) existing residential lots into two (2) single-family residential lots. The lots are proposed with a minimum width of 105-feet and 40-feet. The lots will contain 13,918 square feet (Lot 1R) and 5,606 square feet (Lot 3R). Lot 3R is proposed with a variance to allow a reduced lot width. The lot width typically required per the R-3, Single-family zoning district is 50-feet. The lot is indicated with a lot width of 40-feet. The request also includes a variance to allow an increased lot depth to width ratio. The lot is proposed 40-feet by 145-feet. November 19, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1244-B 2 B. EXISTING CONDITIONS: This area is predominately single-family with homes located on varying sized lots. There have been a number of new homes constructed in this area in the past several years. The streets in this area have been constructed with curb and gutter. There are no sidewalks located along the abutting street frontages. 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 the Heights Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Ampersand Street is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 2. North Pierce Street is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Ampersand Street and North Pierce Street. 4. Obtain a franchise agreement from Public Works (Bennie Nicolo, 501.371.4818, bnicolo@littlerock.org) for the private improvements (fence) located in the right-of-way. 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 south side of Ampersand St. to the north and electrical lines run down the alley to the east of these lots. These lines should not impact the re-plat of these lots. Contact Entergy in advance regarding any changes in service requirements, if any. CenterPoint Energy: No comment received. AT & T: No comment received. November 19, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1244-B 3 Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is served nearby on two Routes; 1 and 21. No Issues with the drawing as shown. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (October 28, 2015) The applicant was present. Staff presented an overview of the item stating there were no outstanding technical issues associated with the request. Staff stated the applicant was seeking a replat of three (3) existing lots into two (2) lots. Staff stated there were variances associated with the request with regard to the lot width and the lot depth to width ratio for proposed Lot 3R. Staff stated a franchise agreement for the existing fence should be sought through the City upon final approval of the plat request. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues in need of addressing raised at the October 28, 2015, Subdivision Committee meeting. The applicant is seeking a replat of three (3) existing residential lots located in the Heights into two (2) lots. Lot 1R will continue to contain the existing single-family residence. Lot 3R is proposed for future development of a new single-family home. November 19, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1244-B 4 The lots are proposed with a minimum width of 105-feet and 40-feet and a minimum depth of 145-feet. The lots will contain 13,918 square feet (Lot 1R) and 5,606 square feet (Lot 3R). Lot 3R is proposed with a variance to allow a reduced lot width. The lot width typically required per the R-3, Single-family zoning district is 50-feet. The lot is indicated with a lot width of 40-feet. The request also includes a variance to allow an increased lot depth to width ratio for proposed Lot 3R. The lot is proposed 40-feet by 145-feet. The lot is proposed with a depth to width ratio of 3.63. Staff is supportive of the applicant’s request. The plat is proposed with variances but staff does not feel the variances are significant and will adversely impact the development pattern of the area. The Heights has various lot sizes and home sizes ranging from homes constructed on multiple lots to homes constructed on portions of lots previously subdivided. Staff feels the lot width of 40-feet will allow adequate area for the future construction on a home of the lot. 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 approval of the following variance requests: 1. A variance from Section 36-255 to allow a reduced lot width for Lot 3R. 2. A variance from Section 31-232 to allow an increased lot depth to width ratio. Staff recommends upon approval and the filing of the final plat the applicant seek a franchise agreement with the City to allow the existing fence to be located within the right of way. PLANNING COMMISSION ACTION: (NOVEMBER 19, 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 also presented a recommendation of approval of the following variance requests: November 19, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1244-B 5 1. A variance from Section 36-255 to allow a reduced lot width for Lot 3R. 2. A variance from Section 31-232 to allow an increased lot depth to width ratio for Lot 3R. Staff presented a recommendation that upon approval and the filing of the final plat the applicant seek a franchise agreement with the City to allow the existing fence to be located within the right of way. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. November 19, 2015 ITEM NO.: 3 FILE NO.: S-1753-A NAME: Belle Pointe View Addition Preliminary Plat LOCATION: Located at 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: 13 FT. NEW STREET: 600 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.19 VARIANCE/WAIVERS: None requested. The applicant submitted a request to withdraw this item, without prejudice, to allow the legal proceedings associated with the proposed access to this tract to be resolved. Staff recommends approval of the withdrawal request. PLANNING COMMISSION ACTION: (NOVEMBER 19, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request to withdraw this item, without prejudice, to allow the legal proceedings associated with the proposed access to this tract to be resolved. 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 10 ayes, 0 noes and 1 absent. November 19, 2015 ITEM NO.: 4 FILE NO.: S-1761 NAME: Fern Valley Addition Preliminary Plat LOCATION: Located behind 13815 and 13823 Fern Valley Lane DEVELOPER: Elgor Properties c/o Patty Lassiter 24 Rahling Circle Little Rock, AR 72223 SURVEYOR: White Daters and Associates Attn. Brian Dale 24 Rahling Circle Little Rock, AR 72223 AREA: 2.72 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.07 VARIANCE/WAIVERS: 1. A variance from section 31-232 to allow the creation of pipe stem lots. 2. A variance from Section 31-2 to allow a reduced width of the pipe stem lots. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting preliminary plat approval to allow the creation of two (2) lots from an existing 2.72 acre tract of property. Access to the lots will be provided via Fern Valley Lane via a pipe stem lot. This access was provided with the platting of the lots abutting the tract on Fern Valley Lane. November 19, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1761 2 There are variances associated with the proposed preliminary plat. The lots are indicated as pipe stem lots. In addition the width of the pipe stem at the street frontage is indicated at 15-feet for each of the lots. A shared access and utility easement will be platted on these lots for access and City services. B. EXISTING CONDITIONS: The area proposed for platting is located behind existing single-family homes located on Fern Valley Lane. There is a lake located to the east of this site with a drainage channel/creek running along the lots southern boundary. 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 the Woodlands Edge Community Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed access easement should be constructed of curb and gutter and a concrete apron at Fern Valley Lane. 2. With the property being adjacent to the floodplain, the minimum Finish Floor elevation of at least 1 foot above the base flood elevation is required to be shown on plat and grading plans. 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. There are no conflicts with existing Entergy facilities as there are no electrical lines on this property. Entergy does have underground lines running along Fern Valley Road which will likely need to be accessed to serve this property. Contact Entergy 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. CenterPoint Energy: No comment received. November 19, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1761 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. Fire Department: 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 Jason.Lowder@carkw.com) 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: Location is located in a rural area of Little Rock not currently served by transit. No Issues with the drawing as shown. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. November 19, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1761 4 G. SUBDIVISION COMMITTEE COMMENT: (October 28, 2015) Mr. Tim Daters of White Daters and Associates was present representing the request. Staff presented the item stating there were few outstanding technical issues in need of addressing related to the proposed development. Staff stated the preliminary plat did include variances with regard to the pipe stem lots both with the creation of the pipe stems lots and the width of the pipe stem lot. Staff stated the proposed access easement should be constructed with curb and gutter and a concrete apron at Fern Valley Lane. Staff stated the minimum finished floor elevation of at least one (1) foot above the base flood elevation should be included on the plat and grading plans. 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 proposed preliminary plat raised at the October 28, 2015, Subdivision Committee meeting. The request is for preliminary plat approval to allow the creation of two (2) lots from an existing 2.72 acre tract of property. The lots are located with access from Fern Valley Lane via an access easement located across a pipe stem lot for each of the two (2) lots. The access was provided with the platting of the lots abutting this tract from Fern Valley Lane. There are variances associated with the proposed preliminary plat. The lots are indicated as pipe stem lots. In addition the width of the pipe stem at the street frontage is indicated at 15-feet for each of the lots. The depth of Lot 2 is indicated with a depth which exceeds the typical maximum depth allowed per the definition of a pipe stem lot. Section 31-232 of the subdivision ordinance states pipe stem lots shall be prohibited in residential subdivisions. The ordinance further defines the criteria for creating a pipe stem lot in Section 31-2. The ordinance defines a pipe stem lot as a tract of land which is served for access, legally and physically by a narrow strip of land less than the ordinance required minimum lot width. The body of a pipe stem lot is typically an elongated figure or a polygon capturing a difficult building site behind another lot. For purposes of a variance of subdivision design for a pipe stem lot the following minimum dimensions will control: The minimum width of the stem at the street right-of-way shall be thirty (30) feet. The maximum depth of a pipe stem lot, including the stem shall be limited to three hundred (300) feet. The minimum November 19, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1761 5 width of the lot body shall be sixty (60) feet. The minimum lot area shall be ten thousand (10,000) square feet. With the creation of the pipe stem lot the width of the pipe stem at the street right of way is not being met. Also the depth of the lot for proposed Lot 2 exceeds the 300-foot requirement. Staff is supportive of the applicant’s request. The applicant is seeking preliminary plat approval to allow the creation of two (2) single-family residential lots from an existing 2.72 acre tract of property. Access to these two (2) lots was planned and provided with the final platting of the lots abutting Fern Valley Lane in the Woodlands Edge Subdivision. The lots are indicated with a shared access and utility easement to be platted for access and to provide City services. Although there are variances associated with the request staff does not feel the variances will significantly impact these two (2) lots or the area. 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 approval of the following variance requests: 1. A variance from section 31-232 to allow the creation of pipe stem lots. 2. A variance from Section 31-2 to allow a reduced width of the pipe stem lots and an increased lot depth for proposed Lot 2. PLANNING COMMISSION ACTION: (NOVEMBER 19, 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 following variance requests: 1. A variance from section 31-232 to allow the creation of pipe stem lots. 2. A variance from Section 31-2 to allow a reduced width of the pipe stem lots and an increased lot depth for proposed Lot 2. November 19, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1761 6 There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. November 19, 2015 ITEM NO.: 5 FILE NO.: S-1763 NAME: Mosley Addition Preliminary/Final Plat LOCATION: Located between 23225 and 23357 Colonel Glenn Road DEVELOPER: Kenneth Jackson 21209 Chalamont Drive Little Rock, AR 72223 SURVEYOR: Arkansas Surveying and Consulting Scott Foster 1926 Salem Road Benton, AR 72011 AREA: 5.0 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 22 – West Fourche CENSUS TRACT: 42.07 VARIANCE/WAIVERS: A variance from Section 31-231 to allow the creation of a lot without public street frontage. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is for preliminary/final plat approval for a 5-acre parcel of property located outside the City limits of Little Rock but within the City’s Extraterritorial Planning Jurisdiction. The proposal is to allow the creation of two (2) lots, one (1) lot without public street frontage. Each lot is proposed containing 2.42 acres. B. EXISTING CONDITIONS: The site is located within the western extent of the City’s Extraterritorial Planning Jurisdiction. The area is predominately single-family with homes located on large tracts and acreage. There is a convenience store with gas pumps located November 19, 2015 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1763 2 to the east of this site. Colonel Glenn Road is a two (2) lane road with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area property owners. All abutting property owners of the site were notified of the public hearing. There is not an active neighborhood association located in this area. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Colonel Glenn 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Entergy: Entergy does not object to this proposal. A three phase power line exists along the north side of Colonel Glenn Road to the north and a single phase line exists along Irene Lane to the west. The area appears to be heavily wooded and access to Lot 2 is accommodated by a 25 foot ingress/egress and utility easement. Should Entergy be requested to extend overhead electrical facilities along this easement to provide service to Lot 2, then additional width will be required to safely and reliably serve the lot. Contact Entergy in advance regarding future service requirements and future facilities locations as this project proceeds. CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: No comment received. Parks and Recreation: No comment received. November 19, 2015 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1763 3 County Planning: 1. BOA, add amendment provision. Add total acreage in legal description. 2. Show State Plan Coordinates for two (2) property corners. 3. Show distance to second section corner. 4. Show bearing and distance for lot line between Lots 1 and 2. 5. Provide Health Department approval of Lot septic systems. 6. Provide copy of plan in AutoCad Format. 7. Provide FEMA flood panel number. 8. Right of way dedication for Colonel Glenn Road is insufficient. Right of way should equal 45-feet south from centerline of Colonel Glenn Road. Label and dimension existing and proposed rights of way. 9. Obtain driveway permit from Pulaski County Public Works for any new driveways off Colonel Glenn Road. Rock Region Metro: Location is located in a rural area of Little Rock not currently served by transit. No Issues with the drawing as shown. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (October 28, 2015) The applicant was not present. Staff presented an overview of the item stating there were no outstanding technical issues associated with the request. Staff stated the request was for a combined preliminary and final plat. Staff stated the site was located outside the City limits but within the City’s Extraterritorial Planning Jurisdiction. Staff stated the request was to allow the creation of a lot without public street frontage. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues associated with the request in need of addressing via a revised plat at the October 28, 2015, Subdivision Committee meeting. The request is for preliminary/final plat approval for a 5-acre parcel of November 19, 2015 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1763 4 property located outside the City limits of Little Rock but within the City’s Extraterritorial Planning Jurisdiction. The proposal is to allow the creation of two (2) lots, one (1) lot without public street frontage. Each lot is proposed containing 2.42 acres. Section 31-231 of the City’s Subdivision Ordinance states every lot shall abut upon a public street, except where private streets are explicitly approved by the Planning Commission. This request includes the placement of a 25-foot access and utility easement along the eastern boundary of lot 1 to provide access to the rear lot, Lot 2. The lots will be served by individual septic systems. The applicant has provided a statement concerning the placement of the proposed septic systems which states the lot sizes are adequate for the proposed wastewater treatment. Water will be furnished by Central Arkansas Water. Staff is supportive of the applicant’s request. The proposal to allow the creation of two (2) lots from this existing five (5) acre tract is not out of character for the area. Although there is a variance associated with the request to allow the creation of a lot without public street frontage access is being provided by a 25-foot access and utility easement. To staff’s knowledge there are no outstanding technical issues associated with the request. Staff feels the subdivision as proposed is appropriate. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request from Section 31-231 to allow the creation of a lot without public street frontage. PLANNING COMMISSION ACTION: (NOVEMBER 19, 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 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 10 ayes, 0 noes and 1 absent. November 19, 2015 ITEM NO.: 6 FILE NO.: S-57-EEE NAME: LIV Riverdale Residence LLC Subdivision Site Plan Review LOCATION: Located at 1200 Brookwood Drive DEVELOPER: LIV Development 2204 Lakeshore Drive Suite 450 Birmingham, AL 35209 SURVEYOR: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 4 – Heights Hillcrest CENSUS TRACT: 15.02 VARIANCE/WAIVERS: A variance from Section 36-543 to allow the placement of the complex sign on the perimeter fence of the development. BACKGROUND: The property contains 7.6 acres and is located at the northwest corner of Brookwood Drive and Cedar Hill Road. The property is zoned C-3, General Commercial District which allows for multi-family development at a density up to 36-units per acre. The Planning Commission approved a multiple building site plan review at their August 22, 2013, public hearing to allow the placement of 262 units of multi-family housing on the site along with an area identified on the site plan with covered parking. A variance was approved to allow the building height to exceed the typical building height allowed in the C-3, General Commercial Zoning District of 35-feet. The site plan indicated the placement of an identification sign at the entrance to the development. The size of the sign was not specified but was approved with the height and area typically allowed in multi-family zones or a maximum of six (6) feet in height and thirty-two (32) square feet in area. November 19, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-57-EEE 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now requesting to amend the previously approved signage plan. The development has been constructed and the development signs have been placed on the entrance columns to the apartment complex. The signs are indicated with an overall height of 3-feet 10-inches and a width of 3-feet 10-inches for a total sign area of less than 16 square feet, for each of the proposed sign locations. The request includes a variance from Section 36-543 to allow the placement of the sign on the perimeter fence of the development B. EXISTING CONDITIONS: The apartments have been constructed and are currently leasing. This area has developed with a mixture of uses including office, office/warehouse and multi-family. To the west along Rebsamen Park Road there are a number of commercial uses including restaurants, antique store, a plant nursery and a convenience store. 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 Sherrill Heights Neighborhood Association were notified of the public hearing. D. SUBDIVISION COMMITTEE COMMENT: (October 28, 2015) The applicant was not present. Staff presented an overview of the item stating there were no outstanding technical issues associated with the request. Staff stated the request was to amend the previously approved signage plan to allow the placement of signs on the columns of the fence at the main entrance. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. E. ANALYSIS: There were no outstanding technical issues associated with the request in need of addressing with a revision to the site plan raised at the October 28, 2015, Subdivision Committee meeting. The request is to amend the previously approved subdivision site plan with regard to the overall signage plan. The development signs have been placed on the entrance columns to the apartment complex along Brookwood Drive. Each of the sign faces have an overall height of 3-feet 10-inches and a width of 3-feet 10-inches. The signs are circular with a total sign area of less than 16 square feet, for each of the sign locations. November 19, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-57-EEE 3 The request includes a variance from Section 36-543 to allow the placement of the sign on the perimeter fence of the development. This section of the ordinance states snipe signs or signs attached to trees, telephone poles, fences, public benches, or placed on public property or public right-of-way are prohibited. The building also has a sign identifying the complex. This sign was placed in compliance with the previously approved signage plan. The sign area is significantly less than the ten (10) percent allowed on the front façade abutting Brookwood Drive. There are no outstanding technical issues in need of addressing related to the signage plan. The development has been completed with little variation from the previously approved site development plan. The only variation is related to the signage plan. Staff feels the request is appropriate. To staff’s knowledge there are no remaining outstanding technical issues in need of addressing related to this development. F. STAFF RECOMMENDATION: Staff recommends approval of the applicant’s request to amend the previously approved signage plan to allow the placement of the development signs on the entrance columns to the apartment complex. Staff recommends approval of the variance request from Section 36-543 to allow the placement of the sign on the perimeter fence of the development. PLANNING COMMISSION ACTION: (NOVEMBER 19, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the applicant’s request to amend the previously approved signage plan to allow the placement of the development signs on the entrance columns for the fence to the apartment complex. Staff presented a recommendation of approval of the variance request from Section 36-543 to allow the placement of the sign on the perimeter fence of the development. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. November 19, 2015 ITEM NO.: 7 FILE NO.: Z-3451-B NAME: Bennett Davis Group Short-form POD LOCATION: Located at 1300 North Shackleford Road DEVELOPER: John Martin, Moses Tucker Real Estate 200 River Market Avenue, Suite 200 Little Rock, AR 72201 SURVEYOR: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 4.93 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family and Church PROPOSED ZONING: POD PROPOSED USE: Printing business and O-3, General Office District uses VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is to rezone the property from R-2, Single-family with a Conditional Use Permit to allow a church to POD, Planned Office Development, to allow the use of the property for a printing, copying and graphic design business known as Sir Speedy. The property contains a free standing 15,000 square foot building located on 4.93 acres. The property has 45 parking spaces on site. There are currently two (2) driveway locations on the site along South Shackleford Road. The business hours proposed are from 8:00 am to 5:00 pm Monday through Friday. November 19, 2015 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-3451-B 2 In addition to the printing business the applicant is requesting the allowance of O-3, General Office District permitted uses only as allowable alternative uses for the site. The applicant is not proposing any changes to the exterior of the building or parking areas. The renovations will be interior renovations of the building and to address deferred maintenance issues. B. EXISTING CONDITIONS: The area to the south, southeast and southwest of this site are single-family residential homes. The area to the east, across Shackleford Road, has been developed with a number of duplex units. North of the site is a City of Little Rock Fire Station and an office park with eight (8) office buildings located on Shackleford Plaza Drive. Curb, gutter and sidewalk are in place along Shackleford Road for most of the frontage of this site. 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 Walnut Valley Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Sidewalks with appropriate handicap ramps are required to be extended from the existing driveways to the property lines in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy does not object to this proposal. Electrical service is already provided to the building from the north side of the property. There do not appear November 19, 2015 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-3451-B 3 to be any conflicts with existing Entergy facilities. Contact Entergy in advance if electrical service needs change as a result of the conversion of use. 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. Fire Department: No comment. November 19, 2015 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-3451-B 4 Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location served nearby on Route 8; maintain sidewalks to business at this location. No issue with the plan as shown. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: This request is located in the Rodney Parham Planning District. The Land Use Plan shows Office (O) for this property. The office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The applicant has applied for a rezoning from R-2 (Single Family District) with a Conditional Use Permit for a church to POD (Planned Office District) to allow for conversion of the existing building to O-3, General Office uses. Master Street Plan: Shackleford Road is a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class III Bike Route shown along Shackleford Road. Bike Routes require no additional right-of-way a sign or sharrow pavement marking is required. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. If building rehabilitation exceeds fifty percent (50%) of the replacement cost then the landscaping and buffer must also come into compliancy accordingly. 3. 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. November 19, 2015 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-3451-B 5 G. SUBDIVISION COMMITTEE COMMENT: (October 28, 2015) The applicant was present. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff questioned the days and hours of operation for the business. Staff also requested the applicant provide the proposed signage plan. Staff questioned if there would be dumpster located on the site and if the dumpster hours of service would be limited to daylight hours. Public Works comments were addressed. Staff stated sidewalks with appropriate handicap ramps were required to be extended from the existing driveways to the property lines. Staff stated floodway areas were to be shown as floodway easement or be dedicated to the City. Landscaping comments were addressed. Staff stated if the building rehabilitation exceeded fifty percent of the replacement cost of the building then the landscaping and buffering were to come into compliance accordingly. 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 raised at the October 28, 2015, Subdivision Committee meeting. The applicant has provided the days and hours of operation and the proposed signage plan. The applicant has also provided the location of any future dumpsters and indicated the hours would be limited to daylight hours or from 7:00 am to 6:00 pm Monday through Friday. The applicant has noted sidewalks will be extended as requested by Public Works. The applicant has stated the renovation costs of the building will be far less than the replacement cost of the structure. The request is to rezone the property from R-2, Single-family with a Conditional Use Permit to allow a church to POD, Planned Office Development, to allow the use of the property for a printing, copying and graphic design business known as Sir Speedy. The request includes the allowance of O-3, General Office District permitted uses only as allowable alternate uses of the building. The property contains a free standing 15,000 square foot building located on 4.93 acres. The property has 45 parking spaces on site. Parking for an office use is typically based on one (1) parking space per 400 gross square feet of floor area. Based on the square footage the parking typically required for an office use would be 37 parking spaces. November 19, 2015 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-3451-B 6 There are currently two (2) driveway locations on the site along South Shackleford Road. The applicant is proposing to maintain the two (2) drives. Sidewalks will be extended as requested by Public Works staff. The developer will also repair or replace any broken curb, gutter or sidewalk. The business hours proposed are from 8:00 am to 5:00 pm Monday through Friday. The applicant has not requested any alternate hours for any of the proposed alternate uses. The applicant is not proposing any changes to the exterior of the building or parking areas. The renovations will be interior renovations of the building and to address deferred maintenance issues. The applicant has indicated ground and building signage will be used to identify the business. The applicant has indicated building signage will be limited to a maximum façade area of ten (10) percent. Ground signage will be limited to six (6) feet in height and 64 square feet in area. Staff is supportive of the applicant’s request. The applicant is seeking to rezone the site from R-2, Single-family to a Planned Office Development to allow the reuse of the building with a printing company. The site is indicated on the City’s Future Land Use Plan as Office. Although Job printing, lithographer, printing or blueprinting is not a by-right use in the O-3, General Office Zoning District the use is allowed if approved as a Conditional Use Permit. Staff feels the reuse of the building as a printing business is appropriate for the site. The hours of operation have been limited to times that will have the least impact on the nearby residences. Staff feels the redevelopment of the site as proposed is consistent with the City’s Future Land Use Plan. 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: (NOVEMBER 19, 2015) The applicant was present. There was one registered objector 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. November 19, 2015 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-3451-B 7 Mr. Mike Bennett addressed the Commission as the applicant. He stated his business was a commercial printing and graphics business. He stated there was very little walk-in traffic associated with his business. He stated a number of the customers were located outside of Arkansas. He stated the business currently had 12 employees. He stated with this location the business would be allowed to grow with additional machines and services. He stated he felt this business would be good for the neighborhood. Mr. Manond Shahed-Ghaznavi addressed the Commission in opposition of the request. He stated his home was located across the street from this building. He stated Shackleford Road was a very busy street. He stated it was difficult for him to get in and out of his driveway due to the heavy traffic. He stated the stop sign was a 3-way stop and cars staked at the stop sign. He stated the development had two (2) drives, the southern one which conflicted with his driveway. Mr. Bennett stated the southern drive was barricaded and he did not intend to use the southern drive. He stated the northern drive was located nearer the fire station and would be three to four houses away from the gentleman’s home. There was a general discussion by the Commission concerning the proposed development and the use of the property. Staff noted the hours of operation were tied to the zoning and any change would require the Commission to review and approve any additional hours. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. November 19, 2015 ITEM NO.: 8 FILE NO.: Z-3639-A NAME: Queensboro Short-form PD-R LOCATION: Located at 6101 – 6119 Queensboro Drive DEVELOPER: Brian Teeter 50 Edgehill Road Little Rock, AR 72207 SURVEYOR: Brooks Surveying Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.918 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: O-3, General Office District ALLOWED USES: Office PROPOSED ZONING: PD-R PROPOSED USE: Recognize existing multi-family VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is to rezone the site from O-3, General Office District to Planned Development Residential to recognize an existing three (3) building four (4) unit apartment development located on the site. A fourth building was originally constructed but has been removed due to a fire and that area is currently being used as parking. B. EXISTING CONDITIONS: The property is located just off Geyer Springs Road on Queensboro Drive. There are three (3) building of apartments located on the site with a paved area for November 19, 2015 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-3639-A 2 parking which was formerly a four (4) unit apartment building also. Queensboro Drive is developed with single-family homes. There is a church located to the north of this site and a high school located across Geyer Springs Road. To the south of the site is a drainage ditch and vacant property. The property immediately to the east of this site is vacant and zoned C-1, Neighborhood Commercial. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners and residents. All property owners located within 200-feet of the site along with the Allendale Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comments. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this site. Entergy: Entergy does not object to this proposal. Electrical service is already provided to the building from the rear property line. There do not appear to be any conflicts with existing Entergy facilities. CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location currently not served on fixed route but by paratransit services only. No issues as shown. November 19, 2015 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-3639-A 3 F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Office (O) for this property. The office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The applicant has applied for a rezoning from O-3 (General Office District) to PDR (Planned District Residential) to recognize the existing multifamily units on the site. Master Street Plan: Queensboro Drive is classified a Local Street by 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: (October 28, 2015) The applicant was not present. Staff presented an overview of the item stating there were no outstanding technical issues associated with the request. Staff stated the request was to rezone the site from O-3, General Office District to Planned Development Residential to recognize the existing multi-family development which was not allowed under the current zoning classification. Staff stated the request was to rezone the property to match the use. 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 October 28, 2015, Subdivision Committee meeting. The request is to rezone the site from O-3, General Office District to Planned Development Residential to recognize an existing three (3) building four (4) unit apartment development located on the site. A fourth building was originally constructed but has been removed due to a fire and that area is currently being used as parking. The November 19, 2015 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-3639-A 4 buildings were constructed in 1971 when the property was located outside the City limits of the City of Little Rock. The site contains the paved parking area of the former apartment building as well as parking within the rear of the units. The buildings are two (2) story buildings. There is a four (4) foot chain link fence located along the eastern, southern and western perimeters of the site. Staff is supportive of the applicant’s request. The applicant is seeking zoning approval to recognize the existing apartment development located on the site. To staff’s knowledge there are no outstanding technical issues associated with the request. Staff feels the rezoning to Planned Development Residential 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: (NOVEMBER 19, 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 10 ayes, 0 noes and 1 absent. November 19, 2015 ITEM NO.: 9 FILE NO.: Z-5817-F NAME: Little Rock Plastic Surgery Short-form PD-O LOCATION: Located at 15104 – 15122 Cantrell Road DEVELOPER: ITR Construction, LLC 5014 Saron Drive North Little Rock, AR 72118 ENGINEER: GarNat Engineering, LLC P.O. Box 116 Benton, AR 72018 AREA: 2.53 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-O PROPOSED USE: Medical office/clinic VARIANCE/WAIVERS: None requested. BACKGROUND: Ordinance No. 16,690 adopted by the Little Rock Board of Directors on June 7, 1994, established South Hills Terrace Addition Short-form POD containing 1.27 acres. Ordinance No. 16,691 allowed for a deferral of the required sidewalk, the required detention and the front yard landscaping for three years or to within sixty days of completion of the sewer main which was proposed for constructed along the Highway 10 frontage of the property. The proposal included (Phase I) the utilization of an existing residential structure located at the rear of the site as an office use for a civil engineering company and (Phase II) was to consist of the construction of a second office building (5,080 square feet) at the front of the property. The Phase I proposal included the remodeling of the existing structure and the utilization of the existing November 19, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-F 2 12-foot driveway. The Phase II portion included the abandonment of the existing driveway, closure of the existing curb cut, and construction of a new driveway and curb cut. The new curb cut was to be 24-feet. A new septic system was proposed on the site with connection to city sewer when service became available. The applicant indicated upon availability of sewer service Phase II would be initiated. Ordinance No. 18,211 adopted by the Little Rock Board of Directors on February 15, 2000, established the Childress Short-form POD on property adjacent to the east containing 1.5 acres. The site contained a 9,400 square foot, two-story brick building which was previously used as a non-conforming photography studio. The applicant proposed the rezoning to allow redevelopment of the site with building and parking lot additions. The applicant proposed O-1, Quiet Office District uses as allowable uses for the site. The applicant proposed a two phased development for the property: Phase I included the construction of an asphalt drive extending from Cantrell Road, construction of 24 parking spaces on the south side of the existing building, dumpster location, use of the existing building for O-1 permitted uses. Phase II was to consist of the construction of an 8,000 square foot addition to the existing building, extend the driveway along the east side of the building, construction of 32 additional parking spaces on the north side of the building, relocation of the dumpster area. The applicant noted a single sign would be placed near the entrance to the property, which would conform to the Highway 10 Design Overlay Standards. An application was filed for Lots 2 and 3 of the Boydston Subdivision to rezone the property from R-2, Single-family to C-3, General Commercial District. The area is located west of the South Hills Terrace Addition POD. The request was withdrawn prior to the legal ad being placed for the June 11, 1985, Planning Commission Public Hearing. Ordinance No. 18,564 adopted by the Little Rock Board of Directors on September 18, 2001, rezoned Lots 1, 2 and 3 of the Boydston Subdivision from R-2, Single-family to POD. The approval was later revoked by the Board of Directors on April 20, 2004, restoring the previously held R-2, Single-family zoning classification. The property contained 1.29 acres. Ordinance No. 19,506 adopted by the Little Rock Board of Directors on March 21, 2006, rezoned two previously approved POD’s and expanded the area to property located to the west of the POD zoned property (the expanded area was zoned R-2, Single-family) to POD to allow the development of four buildings containing on three lots. O-3, General Office District uses were approved as allowable uses for the site. The approval did allow the placement of ten percent of the total gross floor area as an accessory use as identified in the O-3, General Office Zoning District. The lots ranged in size from 1.18 acres to 1.53 acres. The construction of a single story building was proposed for Lots1 and 2 and Lot 3 was proposed with two buildings, a single-story building and a two level building utilizing the slope of the site. The building located on Lot 1 contained November 19, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-F 3 9,000 square feet. The building on Lot 2 contained 12,600 square feet and the building on Lot 3 contained a 3,000 square foot building and a 12,000 square foot building. The overall development plan was in compliance with the Highway 10 Design Overlay District with the exception of the rear yard setback which was approved with a 25-foot setback (40-feet typically required per the DOD). The dumpster service hours were limited to 7 am to 7 pm. Ordinance No. 20,453 adopted by the Little Rock Board of Directors on August 16, 2011, revoked the POD zoning and restored the previously held R-2, Single-family zoning district. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is a rezoning of the site from R-2, Single-family to Planned Development Office to allow the construction of a new medical office clinic on the site containing 2.53 acres. The clinic is proposed to contain 8,622 square feet of floor area. The site plan indicates the placement of 46 parking spaces. The plan also includes a covered drop-off canopy. The plan indicates the placement of a 100-foot building setback and a 40-foot landscape strip along the Cantrell Road frontage. B. EXISTING CONDITIONS: The site is vacant. The former driveway locations are still in place. There is undeveloped property located immediately north of the site and there is a single-family residence located immediately west of the site adjacent to Rummell Road. To the east of the site is a branch bank facility and medical office uses. Further west is a drive-through restaurant and vacant commercially and office zoned property. There are single-family residences in the Westchester Subdivision located across Cantrell Road to the south and southwest. An office use, a pet grooming/boarding facility and a private school are located to the southeast. Cantrell Road is a five-lane roadway with curb and gutter in place. There is no sidewalk located adjacent to the site being proposed for rezoning. There is a sidewalk located immediately east of the site in front of the branch bank facility. 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 Tulley Cove Neighborhood Association, the Westchester Neighborhood Association and the Pinnacle Valley Neighborhood Association were notified of the public hearing. November 19, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-F 4 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 6. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 7. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. 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 are required to be 150 feet or more from the side property line and 300 feet or more from other driveways and intersections. The west driveway must be removed from the plan. 9. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 10. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 11. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this site. Sewer easement exchange required for the proposed easement abandonment requirement. November 19, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-F 5 Entergy: Entergy does not object to this proposal. A three phase power line exists along the north side of Cantrell Road and on the south side of this proposed development. There do not appear to be any conflicts with existing Entergy facilities. However, care should be used in construction and the two drives and accessing the site with large equipment as overhead cable and power lines exist in the area. 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 November 19, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-F 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: 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 Jason.Lowder@carkw.com) and the Little Rock Fire Marshal’s Office (Captain Tony Rhodes 501.918.3757 or Captain 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: Location is served on Route 25 at Taylor Loop. Currently plans do not show sidewalks connecting the sidewalk network starting at Taylor Loop. We request the continuation of the sidewalk network at this location for pedestrian safety and access to transit. 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 River Mountain Planning District. The Land Use Plan shows Suburban Office (SO) for this property. The suburban office category shall provide for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. The applicant has applied for a rezoning from R-2 (Single Family District) to PDO (Planned District Office) to allow for the construction of a medical clinic (surgery) on this site. The site is within the Highway 10 Design Overlay District which has landscape, setback, signage, site area and other regulations. November 19, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-F 7 Master Street Plan: Cantrell Road is a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road. 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 the extension of Cantrell Road. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or/and easement is recommended. Twelve-foot paths are recommended along creeks and as independent paths. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements and the Highway 10 Scenic Corridor Overlay District. 2. The Highway 10 frontage (front yard) shall consist of a minimum of forty (40) feet of landscaped area exclusive of right-of-way. The landscaped area shall contain organic and/or combined man-made/organic features such as berms, brick walls and dense plantings such that vehicular use areas are screened when viewed from an elevation of forty-two (42) inches above the elevation of the adjacent street. Trees shall be planted or be existing at least every twenty (20) feet and have a minimum of two (2) inches in diameter when measured twelve (12) inches from the ground at time of planting. Provide screening shrubs no less than thirty (30) inches in height at installation with an average linear spacing of not less at three (3) feet within the required landscape area 3. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The property to the east is zoned R-2, Single-family. The minimum dimension shall be thirteen (13) feet. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the City, Section 15-81. 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. November 19, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-F 8 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. 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. 7. A landscape irrigation system shall be required as per Highway 10 site design and development standards. 8. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 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: (October 28, 2015) The applicant was present. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff stated the site was located in the Highway 10 Design Overlay District. Staff stated there was specific development criteria related to site design and setback. Staff questioned the location of any proposed dumpster facilities. Staff also requested the applicant provide the proposed signage plan, building height and the location of any proposed fences. Public Works comments were addressed. Staff stated the right of way for Cantrell Road was to be 55-feet from centerline. Staff also stated the western most driveway location should be removed from the development plan. Staff stated the drive was located too near the intersection with Rummell Road and would create sight distance concerns. Staff stated a sketch grading and drainage plan was required to be provided. Staff also stated the City’s stormwater detention ordinance would apply to the future development of the site. Landscaping comments were addressed. Staff stated the Highway 10 DOD required the placement of a 40-foot landscape strip in the front yard area of the development. Staff encouraged the developer to use berming within the 40-foot November 19, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-F 9 landscape area. Staff also stated the perimeter planting strips were to include a minimum of 25-feet on the non-street side perimeters. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant provided a revised site plan and cover letter to staff addressing comments raised at the October 28, 2015, Subdivision Committee meeting. The applicant has provided the proposed signage plan, building height and the location of the proposed fences. The revised plan has removed the western most driveway and is proposing only one (1) drive from Cantrell Road into the site. The request is a rezoning of the site from R-2, Single-family to Planned Development Office to allow the construction of a new medical office clinic on the site containing 2.53 acres. The clinic is proposed to contain 8,622 square feet of floor area. The site plan indicates the placement of 46 parking spaces. The plan also includes a covered drop-off canopy. The plan indicates the placement of a 100-foot building setback and a 40-foot landscape strip along the Cantrell Road frontage. The applicant has indicated the hours of operation are from 8:00 am to 5:00 pm Monday through Friday. Approximately four (4) times per year the facility will be open until 7:00 pm for promotional events. These are direct marking events at which time former and prospective clients are invited to drop by to hear of specific skin care products and/or procedures. No overnight stay is proposed with the business. The site plan includes the placement of a dumpster. The dumpster service hours are between 7:00 am and 6:00 pm Monday through Friday. The applicant has indicated there is one (1) doctor and fifteen (15) employees of the business. Parking for a medical office is typically based on the number of doctors and typically requires the placement of six (6) parking spaces per doctor. The site plan indicates 46 parking spaces. The applicant has indicated the number of spaces indicated are needed to allow for adequate parking for the promotional activities. The site plan indicates the placement of a ground sign along Highway 10. The sign is proposed as a monument sign with a maximum height of six (6) feet and a maximum sign area of 72 square feet. Building signage will be limited to the front façade, facing Cantrell Road. The sign area will not exceed ten (10) percent of the façade area. November 19, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-F 10 The maximum building height proposed is 25-feet. All lighting on the site will be low level and directional, directed downward and into the site. Screening will be provided on the perimeters where abutting the residentially zoned property and/or used property. The applicant has indicated the screening material will be a six (6) foot opaque fence, evergreen plantings or a combination of each. The site plan has indicated landscape strips and building setbacks as per the Highway 10 Design Overlay District. The plan includes a minimum building setback of 40-feet along the rear yard and 30-feet on the side yards. The front building setback is 100-feet. The landscape strips are indicated with a 40-foot landscape strip along Cantrell Road. The sides and rear yard landscape strips are indicated at 25-feet. The applicant has indicated within the front yard area a combination of materials, potentially berming, will be used to provide screening of the vehicular use area from view of Cantrell Road. In addition to the request for rezoning the applicant is requesting the abandonment of a platted access easement. The access easement was platted with the final platting of Lots 1 and 2 Magnolia Terrace Subdivision. The access easement was to provide cross access between the two (2) lots and allow the lots to share drives. The utility easement was platted along the common lot lines of the two (2) lots. There are no utilities located in the easement and the applicant has provided approval from all utility companies expressing their concurrence with the abandonment request. All have indicated the easement does not need to be retained. Staff is supportive of the applicant’s request. The applicant is proposing to develop the site with a new medical office building which is consistent with the City’s Future Land Use Plan. The development as proposed is in compliance with the typical development standards of the Highway 10 Design Overlay District. Staff feels the development as proposed is in keeping with the intent of the Overlay and the City’s Future Land Use Plan. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the request as proposed is appropriate for 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 abandonment request for the platted access easement and the platted utility easement. November 19, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-F 11 PLANNING COMMISSION ACTION: (NOVEMBER 19, 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 abandonment request for the platted access easement and the platted utility easement. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. November 19, 2015 ITEM NO.: 10 FILE NO.: Z-6481-E NAME: Kbird Restaurant Revised Short-form PD-C LOCATION: Located at 600 North Tyler Street DEVELOPER: Richard Glasgow 600 North Tyler Street Little Rock, AR 72205 SURVEYOR: Brooks Surveying 20820 Arch Street Hensley, AR 72065 AREA: 0.14 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PD-C ALLOWED USES: Restaurant with a maximum of 36 seats; a catering-commercial use; C-1 permitted uses. PROPOSED ZONING: Revised PD-C PROPOSED USE: Restaurant – Extend the hours of operation VARIANCE/WAIVERS: None requested. BACKGROUND: On September 15, 1998, the City of Little Rock Board of Directors adopted Ordinance No. 17,820, rezoning the site from R-3, Single-family to PD-C. Ordinance No. 17,821, which was also approved on September 15, 1998, deferred the right-of-way dedication on Tyler Street and Woodlawn Avenue for five years. The approved PD-C allowed the continuing use of the building as a deli/restaurant with seating for a maximum of 36 persons, allowing seating on a proposed 20 foot by 17 foot deck with proper screening and no outside speakers. C-1 permitted uses were November 19, 2015 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-6481-E 2 approved as alternative uses. The hours of operation were from 11:00 am to 6:30 pm Monday through Saturday. On February 16, 1999, the Little Rock Board of Directors adopted Ordinance No. 17,933, approving two (2) minor revisions to the previously approved PD-C. The applicant was allowed to add “catering-commercial” as a permitted use of the property, in conjunction with the approved restaurant use. The applicant indicated there would be no expansion of the existing kitchen facility or additional employees required. There would also be no changes to the previously approved site plan. The applicant also requested a modification to the hours of operation. The applicant requested the daily hours of operation to be 10:30 am to 6:30 pm, Monday through Saturday. The applicant indicated the delivery vehicle for the catering operation would be a mini-van, the restaurant owner/manager’s personal vehicle, which he would drive to the restaurant daily. On May 17, 2001, staff approved a revision to the hours of operation allowing a restaurant to be open from 10:30 am to 9:00 pm. The applicant proposed to revise the previously approved PD-C and was scheduled to be heard before the Little Rock Planning Commission on February 20, 2003. The applicant withdrew his request prior to the Public Hearing. The request was to allow construction of a second structure on the site near the western property line adjacent to the alley. The applicant proposed to use the building as a contractor’s storage shed. The applicant was not proposing any plumbing to be located in the storage building. On April 4, 2003, staff rescinded their approval of the extended hours of operation. On June 12, 2003, the Little Rock Planning Commission denied a request to extend the hours of operation for the site. The requested hours for the site were to be as approved at staff level on May 17, 2001. The applicant proposed the hours of operation to be from 10:30 am to 9:00 pm, Monday through Saturday. The applicant indicated all other terms of the PD-C would remain in effect. The applicant appealed the Planning Commission’s recommendation of denial to the Board of Directors. The Little Rock Board of Directors also denied this request at their July 15, 2003, public hearing. On November 10, 2005, the Little Rock Planning Commission denied a request to extend the hours of operation for a restaurant user located on the site. The Board of Directors also denied this request at their April 18, 2006, public hearing. The applicant proposed to revise the previously approved PD-C to allow the hours of operation to be extended and to increase the number of allowable seats. The request was to extend the closing hour from 6:30 pm to 9:00 pm Monday through Saturday. The request also included an increase in the number of seats from 36 seats to 56 seats. November 19, 2015 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-6481-E 3 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is to amend the previously approved Planned Commercial Development to extend the hours of operation for the restaurant. The current closing time of 6:30 pm daily. The applicant is requesting to extend the closing hour to 9:00 pm daily. There are no other modifications proposed for the approved plan. B. EXISTING CONDITIONS: The site contains a one-story 1,373 square foot frame commercial building with a 16 foot by 10 foot deck on the rear corner. There are single-family residences to the north, west and south. There is a school located to the east, across Tyler Street. There is a church located one block west of the site on the corner of Taylor, Polk and Woodlawn Streets. There is an existing wood fence running approximately ½ the distance of the north property line. Woodlawn Street has been constructed with curb and gutter but no sidewalk adjacent to the site. Tyler Street has been constructed to Master Street Plan Standards including curb, gutter and sidewalk. 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 Hillcrest Residents Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Obtain a franchise agreement from Public Works (Bennie Nicolo, 501.371.4818 bnicolo@littlerock.org) for the private improvements located in the right-of-way such as a private deck and access ramp. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: No objection. Entergy: Entergy does not object to this proposal. An extension of hours of operation should not affect the electrical service to the existing building. CenterPoint Energy: No comment received. November 19, 2015 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-6481-E 4 AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: Location served nearby on Route 8 at Lee Ave; no issue with request as indicated on submission form. Rock Region Metro: No comment. 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 revision to an existing PDC (Planned District Commercial) to extend the hours of operation of the existing restaurant on the site. The site is within the Hillcrest Design Overlay District which has lot coverage, height and other regulations. Master Street Plan: Tyler Street and Woodlawn Drive are classified Local Streets by 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: (October 28, 2015) The applicant was not present. Staff presented an overview of the item stating the request was to revise the previously approved hours of operation for the November 19, 2015 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-6481-E 5 restaurant. Staff stated there were no modifications proposed for the approved site plan or development plan other than the hours of operation. 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 additional items necessary to complete the review process raised at the October 28, 2015, Subdivision Committee meeting. The applicant is requesting to extend the hours of operation. The applicant’s request is to extending the closing hour from 6:30 pm to 9:00 pm. Staff is not supportive of the applicant’s request. The approval limited the hours of operation to hours which typically do not interfere with the surrounding homes. The closing of 6:30 pm is the time when most residents are arriving home from work. The current closing of 6:30 pm also allows for customers to drop-in and pick-up to go items for consumption at their homes or elsewhere. Staff feels to increase the hours of operation until 9:00 pm will infringe into the residents “quiet time” and have a direct impact on their quality of life creating parking concerns as well as persons entering and leaving the eating place at a later hour. With the proposed extension of the operating hours the use is no longer a neighborhood establishment and becomes a restaurant drawing from areas outside the neighborhood. The site does not contain any on-site parking and is served by on-street parking only. Without parking available and customers driving to the site, the number of vehicles accessing the site creates a hardship on the existing residents, many with single car drives and also trying to utilize street parking. Typically a restaurant use is required to provide on-site parking at a rate of one space per 100 square feet of gross floor area. The building contains approximately 1,550 square feet of gross floor area, which would typically require the placement of 15 on-site parking spaces. As indicated, no on-site parking is provided or proposed. As previously stated, staff is not supportive of the applicant’s request. On two (2) previous occasions, both the Planning Commission and the Board of Directors denied request to extend the hours of operation. Staff feels the hours of operation should remain as previously approved. I. STAFF RECOMMENDATION: Staff recommends denial of the request. November 19, 2015 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-6481-E 6 PLANNING COMMISSION ACTION: (NOVEMBER 19, 2015) The applicant was present. There was one registered objector present. Staff presented the item with a recommendation of denial. Mr. Richard Glasgow addressed the Commission as the applicant. He stated the history of the site was a little more detailed than presented by staff. He stated the restaurant had been allowed to extend the operational hours in the past but this approval was later rescinded. He stated the former restaurant was not neighborhood friendly. He stated the business served alcohol and the employees would gather outside the building after closing creating a nuisance to the nearby homes. He stated the business had a larger wait staff and more tables than his business. Mr. Glasgow stated his business did not serve alcohol and there were only 24 seats which were bar stood seats. He stated the business was there was parking available on the nearby streets. He stated along Woodlawn there was 300-feet of parking which did not come available until after 4:00 pm due to bus parking. He stated most of the homes in the area had turned-over as far as occupancy in the last ten (10) years. He stated very few of the residents were there when the previous restaurant was in place. He stated the building had historically been a grocery and had been a number of commercial uses since the building was built in the 1940’s. He stated this was Hillcrest. He stated in Hillcrest neighborhoods and commercial uses existed together. He stated that was the appeal of the neighborhood. He stated he wanted a place residents could enjoy and drop in after work. He stated currently residents were not arriving home until after 6:30 pm. He stated the time change could be rescinded if the use became a problem. Ms. Ruth Bell, League of Women Voters, addressed the Commission in opposition of the request. She stated the site had a long history with both the Planning Commission and Board of Directors. She stated the problem with the site was the evening hours between 6:30 and 9:00 pm. She stated parking in the area was a problem. She stated there was no on-site parking and the restaurant had to depend on street parking for all the customers. She stated the use was too intrusive for the neighborhood and should not be allowed within the residential area. Staff stated previously the hours were extended by staff and not through a public hearing process. Staff stated if the hours were extended the process for changing the hours would be the same process as the applicant was currently going through. There was a general discussion by the Commission concerning the applicant’s business model. Mr. Glasgow stated his business was a low volume business. He stated he had few employees. He stated he did not serve alcohol. The Chair questioned if the applicant was amending his application to limit the extended hours to his use of the November 19, 2015 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-6481-E 7 building. He stated he would prefer the revision be approved for JBird LLC. He stated he and his wife were the owners of the LLC. The Commission questioned alcohol sales. He stated he would not apply for an ABC permit for alcohol sales. A motion was made to approve the request subject to compliance with the comments and conditions as outlined in the agenda staff report and as amended to limit the hours to 10:30 am to 9:00 pm Monday through Saturday, no alcohol sales and limit the approved extended hours of operation to JBird LLC. The motion carried by a vote of 9 ayes, 2 noes and 0 absent. November 19, 2015 ITEM NO.: 11 FILE NO.: Z-6669-B NAME: Moxy Warehouse Revised Short-form PCD LOCATION: Located at 2615 West 15th Street DEVELOPER: Moxy Warehouse Holding Company LLC 1419 South Main Street Little Rock, AR 72202 SURVEYOR: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.255 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: POD ALLOWED USES: Office PROPOSED ZONING: PCD PROPOSED USE: Mix uses including residential, office and commercial VARIANCE/WAIVERS: None requested. The applicant failed to respond to comments raised at the October 28, 2015, Subdivision Committee meeting. Staff recommends deferral of this item to the January 7, 2016, public hearing. PLANNING COMMISSION ACTION: (NOVEMBER 19, 2015) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had failed to respond to comments raised at the October 28, 2015, Subdivision Committee meeting. Staff presented a recommendation of deferral of this item to the January 7, 2016, 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 10 ayes, 0 noes and 1 absent. November 19, 2015 ITEM NO.: 12 FILE NO.: Z-6748-E NAME: McCormack Short-form PCD LOCATION: Located at 1212 South Bowman Road DEVELOPER: Rick McCormack 1208 South Bowman Road Little Rock, AR 72211 SURVEYOR: Smith and Goodson 7509 Cantrell Road Little Rock, AR 72207 AREA: 0.619 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-1, Neighborhood Commercial ALLOWED USES: Commercial PROPOSED ZONING: PCD PROPOSED USE: C-1, Pawnshop, Tool and equipment rental, with inside display, Glass or glazer, installation, repair and sales, Office, general and professional VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting rezoning of the site from C-1, Neighborhood Commercial to Planned Commercial Development to add additional uses as allowable uses for the site. In addition to the allowable uses within the C-1, Neighborhood Commercial Zoning District the applicant is requesting the following additional uses: Pawnshop, Tool and equipment rental, with inside display, Glass or glazer, installation, repair and sales, Office, general and professional. November 19, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6748-E 2 B. EXISTING CONDITIONS: The building is located just south of Kanis Road at the Kanis/Bowman Road intersection. There is a retail building located north is this site, a liquor store located to the east of this site and a mini-warehouse located to the west of this site. There are office uses located across South Bowman Road from this site. To the southeast is a skating center and southwest is a strip center with a mixture of office and commercial uses. North of the Kanis/Bowman intersection is a furniture store, vacant undeveloped property and a mixed use development containing office, retail and office warehouse uses. 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 John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Bowman Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. A recorded dedication deed was not found on the Pulaski County Assessor's page. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this site. Entergy: Entergy does not object to this proposal. Electrical service is already provided to the building from the east side of the property. There do not appear to be any conflicts with existing Entergy facilities. Contact Entergy in advance if electrical service needs change as a result of the conversion of use. 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. November 19, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6748-E 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. 3. Contact Central Arkansas Water regarding the size and location of water meter. 4. 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. Fire Department: 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 Jason.Lowder@carkw.com) 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: Location is served nearby on Route 5. Route 5 West Markham is our highest ridership route in Little Rock carrying passenger mainly to work. Currently plans do not show sidewalks connecting the sidewalk network begun at the corner of Kanis Road and Bowman Road. Sidewalks are an important element of transit connectivity. We request sidewalks be incorporated into the plan. We further request that the cut to the street be minimized to serve only necessary vehicle access without an excessive “triple shoot” turning movements to facilitate pedestrian safety. 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. November 19, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6748-E 4 Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from C-1 (Neighborhood Commercial District) to PCD (Planned Commercial District) to allow additional retail uses to be permitted on this site. Master Street Plan: Bowman Road is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Bowman Road. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along Bowman Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. If building rehabilitation exceeds fifty percent (50%) of the replacement cost then the landscaping and buffer must also come into compliancy accordingly. 3. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (October 28, 2015) The applicant was present. Staff presented an overview of the item stating there were no outstanding technical issues in need of addressing related to the site plan. Staff stated the request was to add additional uses to the site. Staff stated there were no exterior modifications proposed with the rezoning request. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. November 19, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6748-E 5 H. ANALYSIS: There were no outstanding technical issues associated with the request in need of addressing raised at the October 28, 2015, Subdivision Committee meeting. The request is to rezone the site from C-1, Neighborhood Commercial to Planned Commercial Development to add addition uses as allowable uses. The applicant is seeking to maintain the currently allowed C-1, Neighborhood Commercial Zoning District uses and add the following uses: Pawnshop, Tool and equipment rental, with inside display, Glass or glazer, installation, repair and sales, Office, general and professional. The applicant is not requesting to amend the existing signage plan for this site. The applicant continues to request signage as allowed in the commercial zones for both ground and building signage. Any ground signage will be limited to a maximum height of 36-feet and a maximum sign area of 160 square feet. All building signage will be limited to a maximum façade coverage of ten (10) percent. To staff’s knowledge there are no remaining outstanding technical issues in need of addressing related to the proposed request. Staff feels the rezoning to add the additional uses, with the exception of the request to add outdoor display of tools and/or equipment, is appropriate for 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 the tool and equipment rental be limited to inside display only. PLANNING COMMISSION ACTION: (NOVEMBER 19, 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 the tool and equipment rental be limited to inside display only. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. November 19, 2015 ITEM NO.: 13 FILE NO.: Z-8503-D NAME: Herrick Heights Long-form PD-R 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: 70+ acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: Single-family, Multi-family, O-1, Quiet Office District 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 of the apartments. BACKGROUND: On October 8, 2015, the Planning Commission denied a request to rezone 23 acres of an overall larger tract from R-2, Single-family to Planned Development Residential to allow construction of 400+ units of multi-family housing. The developer had indicated an overall development plan including boundary street improvements to South Bowman Road and a commitment to develop the northern portion of the property as single-family. The rezoning request did not include the entire 70+ acres and there were no measures for staff to enforce the developer’s proposal. November 19, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8503-D 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to rezone the entire site (73.95-acres) to Planned Development Residential to allow for an overall development plan of the entire acreage. The proposal includes the entire tract the developer is proposing to purchase. The plan indicates the northern portion of the site with single-family detached homes. There is an area located along South Bowman Road which is indicated for future development with a use other than multi-family. The plan indicates single-family residential contained within 27.25 acres, the multi-family development contained on 23.45 aces, floodway and open space containing 11.75 acres and O-1, Quiet Office District uses containing 11.50 acres. The multi-family development will be accessed from the existing development located on South Bowman Road. The multi-family portion of the development is proposed with 408 units. The units will be developed in phases with 120 units open for leasing in 2017, 96 units in 2018, 96 units in 2019 and 96 units in 2020. B. EXISTING CONDITIONS: The overall site contains 70+ 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 been completed and there are currently buildings under construction. Across from the 70-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. November 19, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8503-D 3 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 1 or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 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 mglasgow@littlerock.org for more information. Show the trash and recycling locations on the site 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. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Bowman November 19, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8503-D 4 Road including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from centerline. A left turn lane should be provided for all driveways. 13. 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. Study should include: Roadway Level of Service Analysis for 2-lane sections of Bowman Road. (Existing and projected), and signal warrant analysis for Bowman at Cherry Side and Brodie Creek. 14. 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. 15. If the driveway will be used other than secondary emergency access, the driveway should be paved with asphalt, curb and gutter. 16. Show the proposed driveways or access locations to the proposed residential and proposed non-residential use areas. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer 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. 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. November 19, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8503-D 5 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. 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. November 19, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8503-D 6 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. 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. November 19, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8503-D 7 Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Multi-Family Residential Developments. As per Appendix D, Section D106.1 of the 2012 Arkansas Fire Prevention Code Vol. 1. Projects having more than 100 dwelling units. Multiple-family residential projects having more than 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. November 19, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8503-D 8 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. 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) and Residential Medium Density (RM) 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. Residential Medium Density accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi-family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The applicant has applied for a rezoning from R-2 (Single Family November 19, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8503-D 9 District) to PDR (Planned District Residential) to allow the construction of an apartment development at 17.4 units per acre, 27 acres of single family at an undetermined density and 11.5 acres of unknown non-residential uses on the site. Master Street Plan: Bowman Road is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Bowman Road. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along Bowman Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. The north, south, and east properties are zoned R-2. 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 (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. November 19, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8503-D 10 G. SUBDIVISION COMMITTEE COMMENT: (October 28, 2015) Mr. Tim Daters 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 requested Mr. Daters provide details of the proposed development including the proposed street construction plan. Staff requested he provide the proposed signage plan, the proposed phasing plan and the future uses of the area identified as non-residential. 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. 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 October 28, 2015, Subdivision Committee meeting. 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 70-acres located on the west side of South 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, future development of age restricted residential or single-family and O-1, Quiet Office District. November 19, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8503-D 11 The multi-family portion of the development is an addition to the existing 600 units located to the south of this site. The acreage of this area is 23.45-acres. This development is proposed containing 408 units. 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. An area along the northern perimeter is indicated on the site plan for future development of single-family or age restricted housing. The area of this portion of the site contains 27.25-acres. The development of this area will include detached homes, which will conform to the development criteria of the R-2, Single-family zoning district. If developed as attached age restricted housing the density will not exceed six (6) units per acre. The applicant has indicated the future use of the non-residential portion of the site. The acreage of this area is 11.50-acres. The applicant has indicated this area will develop with uses as allowed within the O-1, Quiet Office Zoning District. In addition to O-1, the applicant is requesting the allowance of a nursing home or convalescent home or attached residential homes at a density not to exceed six (6) units per acre. Within the 70+ acre tract the proposal includes maintaining 11.75-acres which is located within the floodway or has been designated as open space. These buffer areas are along the northern, eastern and western perimeters of the proposed multi-family development area. The minimum width of the open space buffer will be 50-feet. The plan also includes an area along South Bowman Road which will be retained as an open space buffer should the area develop with a residential use. The open space buffers for the most part are to remain in their natural state unless approved for modification by the City. Within the buffer areas recreational use by the adjacent residents will be allowed. Construction of walks, walking paths, parks and playgrounds will be allowed. Utilities will be allowed to cross the open space buffers provided the utilizes are placed in a manner so as to minimize the disturbance to existing vegetation and work necessary to maintain underground utilities. Any work authorized by the City for any necessary maintenance related to stormwater drainage will be allowed. Should it become necessary in the future to provide access across the street the applicant will work with the City and FEMA to determine the best access with the least disturbance. 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. November 19, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8503-D 12 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 site’s, northern, eastern and western perimeter. The site plan also notes an 8-foot tall vinyl fence 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 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 has signage within an entrance feature along South Bowman Road. 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. Construction of the units will begin in June 2016 with the final phase of construction beginning in June 2019. The plan includes the construction of 120 units in 2016, 96 units in each of the years from 2018 to 2020. 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. With the construction of the first phase of the apartments the street improvements to South Bowman Road will be completed adjacent to the 70+ acre site. These improvements include one-half street construction to Master Street Plan standard. The certificate of occupancy for the first phase of the apartments will not be issued until the street construction is completed. November 19, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8503-D 13 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 grading will not be visible from 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 tract adjacent to South Bowman Road will not be cleared or graded until the area is a part of a development plan where construction is imminent. The applicant has 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. Staff and the traffic engineer are currently reviewing the traffic analysis and will provide additional information at the public hearing. I. STAFF RECOMMENDATION: Staff recommendation forthcoming. PLANNING COMMISSION ACTION: (NOVEMBER 19, 2015) The applicants were present. There were a few registered objectors present. Staff presented the item with a recommendation of approval. Mr. Tim Daters of White Daters and associates addressed the Commission on behalf of the application. Mr. Daters stated the development was a mixed use development including single-family and multi-family residential, non-residential and/or a combination of both. He stated the non-residential would be limited to density as allowed in the MF-6 zoning district. He stated there was a 700 foot buffer along the western perimeter of the site. Stated all other areas would be buffered with a minimum buffer width of 50 feet. He stated the land use for the property was RM, Residential Medium, which allowed a density between 6 and 12 units per acre. Mr. Keith Richardson addressed the Commission as the potential developer of the property. He stated he was not actively seeking to purchase additional property. He stated the property owner contacted him to see if he was interested in purchasing the land. He stated his primary objective for buying the land was to protect his existing development. He stated the property was shown for multi-family on the City’s land use plan. He stated at some point the property would be developed as multi-family. He stated his company had a substantial investment in the area and his goal was to protect his investment. November 19, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8503-D 14 Ms. Ruth Bell addressed the Commission in opposition of the request. She questioned the number of units being built on substandard roads. She stated the Commission had heard from residents on South Bowman and on Kanis Road both expressing their concern with the growing traffic on these streets. She stated there was a concern with placing a large number of apartments within one area. She stated this area appeared to be ripe for apartment development. She requested the Commission to direct staff to review the overall development plan for the area and determine the number of units which could be expected and the carrying capacity of the roads in the area. Devo Shipley addressed the Commission in opposition of the request. He stated he was elected spokesman for the Woodlands Edge Neighborhood. He stated although the Commission had received a letter of support from the POA Board not all residents were in support of the development. He stated the POA Boards of both Brodie Creek and Woodlands Edge had elected to not inform the residents of the proposed development. He stated there were a number of concerned residents in the area who were very opposed to the request. He stated traffic was a concern. He stated the number of units concentrated in one area would decrease property values. He stated there was a meeting with the residents on Wednesday November 18th. He stated a number of the residents felt this was a done deal and there was no way to oppose the future development of the multi-family units. He stated he understood the land was zoned for single-family and requested the Commission not rezone the property for multi-family. Mr. Richardson addressed the Commission stating there was a meeting with the neighborhood. He stated he had worked with both the POA’s for three (3) months and modified the plan a number of times to address their concerns. He stated he felt the property would develop with multi-family and he was the better developer to develop the property based on his existing investment. He stated other developers would develop the entire project without regard to occupancy rates in the City. He stated there were 40 to 45 residents in attendance at the meeting and there were only two (2) person here today to address the Commission in opposition. There was a general discussion by the Commission concerning the proposed development and the areas to be set aside for green space. Mr. Richardson stated the floodway would be placed in an open space zoned buffer. He stated all other areas would be set aside for green space as well. Commissioner Bubbus questioned if the open space areas were included in the multi-family portion of the development to reduce the density. Mr. Richardson stated they were included in the multi-family portion of the development and would remain as green space. There was a general discussion by the Commission concerning multi-family and the overall longevity of multi-family developments. Mr. Richardson stated the difference in his development and others was he had a substantial reserve for maintenance and November 19, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8503-D 15 upkeep of the units. He stated the difference in Reservoir Road and his development was maintenance and design. He stated the construction materials were superior to the older development and the units were well maintained. Ms. Joy Fugarsky addressed the Commission. She stated there were a number of residents opposed to the development. She stated the residents had not been informed of the development until earlier in the week. She stated the residents could not change plans on such short notice. She stated residents had to work and could not get off and there were commitments with others that could not be changed. She stated the residents moved to Woodlands Edge because of the quality of the subdivision and the large areas of green space. She stated a number of the residents at the meeting felt the development was already approved and did not feel coming down to address the Commission would change anything. Mr. Janes Aronson addressed the Commission in opposition. He stated he felt the lack of communication from the Brodie Creek POA Board was the reason there were not a great number of residence in attendance. He stated he understood this was neighborhood politics and not something the Commission could address. He stated traffic in the area was heavy and it was difficult to exit the subdivision during the AM rush. He stated he felt the traffic engineer had under projected the future traffic on the street. He requested Mr. Richardson fund a traffic signal at the Bowman-Brodie Creek intersection. Mr. Ernie Peters of Peters and Associates addressed the Commission with regard to the traffic study which had been prepared. He stated traffic in the area was currently heavy and would continue to be heavy. He stated with this development the level of service was not impacted significantly. He stated a review was made to determine the need for traffic signals at various street intersections with South Bowman Road. He stated Brodie Creek did meet the AM warrant but did not meet warrants any other time of day. The Commission questioned the location and the desire for the number of units being built and projected for the area. Mr. Richardson stated the area was convenient to shopping and work. He stated there were a number of medical personnel who lived in his apartments as well as residents who worked downtown. He stated this location was convenient to interstate access. He stated the residents of the area also felt safe. He stated the one bedroom units rented for $1,000 per month up to $1,600 for a three bedroom. He stated with the rents being paid most of the residents could afford to make a house payment but chose to rent instead. A motion was made to approve the request as recommended by staff. The motion carried by a vote of 7 ayes, 4 noes and 0 absent. A motion was made to approve the advanced grading request. The motion carried by a vote of 7 ayes, 4 noes and 0 absent. November 19, 2015 ITEM NO.: 14 FILE NO.: Z-8737-A NAME: Rooker/Patton Short-form PID LOCATION: Located at 8222 – 8300 Stagecoach Road DEVELOPER: Jonathon Keener c/o Ron Whittaker, Rector Phillips Morse 1501 North University Avenue, Suite 800 Little Rock, AR 72207 SURVEYOR: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 5.0 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District ALLOWED USES: Retail PROPOSED ZONING: PID PROPOSED USE: C-3, General Commercial District and add outdoor display of equipment as an allowable use VARIANCE/WAIVERS: None requested. The applicant requested on November 2, 2015 a deferral of this item to the January 7, 2016, public hearing. The applicant has stated additional time is necessary to provide the requested information from the Subdivision Committee meeting. Staff is supportive of the deferral request. November 19, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8737-A 2 PLANNING COMMISSION ACTION: (NOVEMBER 19, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had requested on November 2, 2015, a deferral of this item to the January 7, 2016, public hearing. Staff stated the applicant had stated additional time was necessary to provide the requested information from the Subdivision Committee meeting. 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 10 ayes, 0 noes and 1 absent. November 19, 2015 ITEM NO.: 15 FILE NO.: Z-9006-A NAME: Hounds Lounge Pet Resort and Spa Revised Short-form PCD LOCATION: Located at 1711 Rebsamen Park Road DEVELOPER: John Martin, Moses Tucker Real Estate 200 River Market Avenue, Suite 200 Little Rock, AR 72201 SURVEYOR: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.271 acres NUMBER OF LOTS:1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: Limited list of commercial uses PROPOSED ZONING: Revised PCD PROPOSED USE: Add pet daycare and boarding as an allowable use VARIANCE/WAIVERS: None requested. BACKGROUND: Ordinance No. 21,005 adopted by the Little Rock Board of Directors on March 3, 2015, rezoned the site from R-2, Single-family to PCD to allow the following specific listing of uses as allowable uses: a florist shop, a production studio, a construction company – no outside storage is allowed, an art studio, carpet sales and service, security sales and service, office/warehouse, office/showroom/warehouse, conditioned storage, general and professional office, construction/paint/building products. The plan did not include any exterior modifications to the site or parking layout. November 19, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-9006-A 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: Hound’s Lounge Pet Resort and Spa is proposing to revise the previously approved Planned Commercial Development to add pet boarding and grooming as an allowable use for the site. Hound’s Lounge has determined a need exists for this service to support pet owners in the downtown and midtown areas. The applicant is not proposing any changes to the exterior of the building or exterior area other than adding an enclosed fenced (uncovered) area of approximately 2,000 square feet for the pet’s outdoor activities and exercise. The enclosed fence is to be located at the northeast corner of the property with one of the overhead doors leading into the enclosed area. The applicant proposes approximately 75 kennels with an average daytime and nighttime population of 55 pets. Holidays and high traffic weekends are projected at 110 pets. Pets will be allowed outside four (4) to five (5) times per day for approximately 30 minutes, weather permitting. Proposed business hours of operation are from 7:00 am to 7:00 pm Monday through Friday, 8:00 am to 5:00 pm Saturday and 11:00 am to 5:00 pm on Sunday, with overnight boarding. B. EXISTING CONDITIONS: This area of Riverdale contains a wide variety of uses including single-family, multi-family, office, retail, restaurants and a plant nursery. To the west, across Rebsamen Park Road there is a single-family subdivision. To the east is a railroad spur and east of the rail spur is an office development and an office/mini-warehouse development. South of the site is a restaurant. With the recent renovation the property owner constructed curb, gutter or sidewalk adjacent to this site on Rebsamen Park Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from an area property owner. All property owners located within 200-feet of the site along with the Sherrill Heights Neighborhood Association and the Riverside Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Dispose of all pet excrements in conformance with all municipal, state, and federal health and stormwater quality requirements. November 19, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-9006-A 3 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this site. Entergy: Entergy does not object to this proposal. Electrical service is already provided to the building from the front. There do not appear to be any conflicts with existing Entergy facilities. Contact Entergy in advance if electrical service needs change as a result of the conversion of use. 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. 3. Contact Central Arkansas Water regarding the size and location of water meter. 4. 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. Fire Department: 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 Jason.Lowder@carkw.com) 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. November 19, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-9006-A 4 Rock Region Metro: Location is served nearby on Route 21; maintain sidewalks to business district location. The area is heavily travel by pedestrians. No issue with the plan as shown. 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 Heights Hillcrest 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 revision to an existing PCD (Planned Commercial District) to add the use of pet care and grooming to the allowable uses on the site. Master Street Plan: Rebsamen Park Road is a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. If building rehabilitation exceeds fifty percent (50%) of the replacement cost then the landscaping and buffer must also come into compliancy accordingly. 3. 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: (October 28, 2015) The applicant was present. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff November 19, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-9006-A 5 questioned the activities and sales which would occur with the pet resort and spa. Staff also questioned the days and hours of outdoor activities for the pets being boarded. Public Works comments were addressed. Staff stated all pet excrements were to be disposed of in accordance with all municipal, state and federal health and stormwater quality requirements. Landscaping comments were addressed. Staff stated if the building rehabilitation exceeded fifty percent of the replacement cost of the building then the landscaping and buffering were to come into compliance accordingly. 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 submitted additional information as requested by staff at the October 28, 2015, Subdivision Committee meeting. The applicant has provided additional information concerning the proposed business plan and has indicated the days and hours of operation as well as the hours the pets will be allowed outdoor for exercise. The request is to amend the previously approved Planned Commercial Development to add pet boarding and daycare as an allowable use. The business Hound’s Lounge Pet Resort and Spa is proposing to reuse an existing commercial building located on Rebsamen Park Road for pet boarding/daycare and grooming. The applicant is not proposing any changes to the exterior of the building or exterior area other than adding an enclosed fenced (uncovered) area for the pet’s outdoor activities and exercise. The enclosed fence is to be located at the northeast corner of the property with one (1) of the overhead doors leading into the enclosed area. Hound’s Lounge will be a cage free environment during the day with an approximate 2,000 sq. feet of indoor play area and dogs. The applicant proposes approximately 75 indoor kennels with an average daytime and nighttime population of 55 pets. On holidays and high traffic weekends, there are 110 pets projected. Pets will be allowed outside four (4) to five (5) times per day for approximately 30 minutes, weather permitting. The times of outdoor activities will be limited to the days and hours of operation with the exception of Sunday. The pets will be allowed outdoors around 8:00 am. Pets will be supervised at all times when they are outdoors. Pets will only be allowed outdoors within the fenced area. November 19, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-9006-A 6 Proposed business hours of operation are from 7:00 am to 7:00 pm Monday through Friday, 8:00 am to 5:00 pm Saturday and 11:00 am to 5:00 pm on Sunday with overnight boarding. The facility will offer a boutique selling pet supplies, clothing items, leashes/collars etc. The facility will also offer a pet washing station for customers to wash their pet as a free service. The applicant has indicated a dumpster will be placed on the site on an as needed basis. The dumpster will be fully screened as typically required by ordinance. The dumpster hours of service will be limited to daylight hours, Monday through Friday from 7:00 am to 6:00 pm. Building and ground signage is proposed to serve the business. The building signage will be placed on the western and southern façades. The western façade sign which is located over the entrance door is proposed 40-inches by 60-inches (16 square feet). The sign on the southern façade which fronts the parking lot is proposed 40-inches by 228-inches (45 square feet). Ground signage will be limited to a maximum height of six (6) feet and a maximum sign area of seventy-two (72) square feet. Staff is supportive of the applicant’s request. The applicant is seeking to add pet grooming and boarding as an allowable use for the property. The applicant has indicated the pets will be allowed outdoors during hours which are typically non-intrusive to area residents. Staff does not feel the addition of this use as an allowable use for the property will adversely impact 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. PLANNING COMMISSION ACTION: (NOVEMBER 19, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating they were requesting a deferral of the item to the December 17, 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 10 ayes, 0 noes and 1 absent. November 19, 2015 ITEM NO.: 16 FILE NO.: Z-9091 NAME: Walker Short-form PD-R LOCATION: Located at 1815 South State Street DEVELOPER: A.W. Development Group 1723 South Broadway Little Rock, AR 72206 SURVEYOR: Brooks Surveying 20820 Arch Street Hensley, AR ARCHITECT: Fennell Purifoy Architects 100 Morgan Keegan Drive, Suite 320 Little Rock, AR 72202 AREA: 0.20 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-4, Two-family ALLOWED USES: Duplex & Single-family PROPOSED ZONING: PD-R PROPOSED USE: Duplex and Single-family home VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting to rezone the site to allow the subdivision of the property and construction of one new single-family dwelling on the south end of the property. The existing duplex will be renovated to provide two (2) bedroom November 19, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9091 2 units with a one car garage for one (1) unit. All other parking will remain as is (on-street). The new dwelling will have three (3) bedrooms with on-street parking. On–street parking is used by many residences on State Street, designated a “Local Street” on the Master Street Plan. Parking is allowed on both sides of the street. Traffic volumes are low in this area. The setbacks are required in order to allow a three (3) bedroom dwelling to fit the property and allow for the five (5) foot right of way dedication required by the Master Street Plan. The setback on Wright is similar to houses on the same block further east. The front yard setback aligns the exterior wall of the new dwelling with the exterior wall of the duplexes. B. EXISTING CONDITIONS: This area is predominately residential with single-family being the primary use. To the north of this lot are two (2) vacant lots. Across South State Street there are also two (2) vacant lots. East of the site is Paris Towers, a high rise apartment for elderly housing, located on South Broadway Street. West of the site are non-residential uses including retail and a church located at the intersection of Wright Avenue and South Chester Street. 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 Downtown 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 State Street and Wright Avenue/West 17th Street. 2. Provide the locations of proposed vehicle parking areas. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if new sewer service is required for this project. November 19, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9091 3 Entergy: Entergy does not object to this proposal. A three phase power line exists along the south side of Wright Avenue on the south side of this proposed development. There do not appear to be any conflicts with existing Entergy facilities. 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. 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. 3. Contact Central Arkansas Water regarding the size and location of water meter. Fire Department: 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 Jason.Lowder@carkw.com) 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: Location is served nearby on two Routes; 16 & 14. No Issues with the drawing as shown. 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 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 November 19, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9091 4 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-4 (Two Family District) to PDR (Planned District Residential) to allow the construction of a single-family home on a tract with an existing duplex. Master Street Plan: State Street and Wright Avenue are classified Local Streets by 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: (October 28, 2015) The applicant was present. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff questioned the proposed parking for the single-family home. Staff also questioned if there would be any fencing placed on the site. Staff stated if fencing was proposed the applicant should include the location, height and construction material. Public Works comments were addressed. Staff stated a radial dedication of right of way was required at the intersection of State Street and Wrights Avenue. Staff stated any broken curb, gutter or sidewalk was to be replaced prior to the issuance of a certificate of occupancy for the new construction. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were few outstanding technical issues in need of addressing related to the site plan raised at the October 28, 2015, Subdivision Committee meeting. The applicant has indicated on-street parking will serve the single-family home. The existing duplex has a one (1) car garage and the additional parking will be located on the street. The request is a rezoning from R-4, Two-family to Planned Development Residential to allow the subdivision of the property and November 19, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9091 5 construction of one (1) new single-family dwelling on the newly created lot located along the southern portion of the site. The existing duplex is proposed for renovation to provide two (2) bedrooms per unit. There is an existing one (1) car garage to serve as parking for one (1) unit. All other parking will remain as is (on street parking). Parking for a duplex is typically required at one and one-half (1 ½) parking spaces per unit. The parking typically required for the duplex would be three (3) parking spaces. The new dwelling will have three (3) bedrooms with on-street parking. The new home is proposed two (2) stories in height with a maximum building height of 35-feet. The unit is proposed containing 1,640 square feet of floor area. The site plan indicates a five (5) foot setback from South State Street. Based on the angle of Wright Avenue, the eastern corner is proposed one foot nine inches (1’ 9”) from the new right of way of Wright Avenue. The rear yard setback for the single-family home is indicated at eight (8) feet. The setback on this common lot line for the duplex is indicated at three (3) feet. The reduced setbacks are required to allow the new home to fit the property and allow for a five (5) foot right of way dedication as required by the Master Street Plan. The setback on Wright Avenue is similar to houses on the same block further east. The front yard setback aligns the exterior wall of the new dwelling with the exterior wall of the duplex. No on-site parking is proposed for the single-family residence. Street parking is used by many residences on South State Street, which is designated a local street per the Master Street Plan. In this area parking is allowed on both sides of the street and typically traffic volumes are low. The site plan does not include the placement of fencing between the two (2) structures. Staff recommends should fencing be desired in the future the fencing be limited to fence height as typically allowed in the R-2, Single-family zoning districts. The plan indicates an existing storage building located on the duplex lot. Staff is supportive of the applicant’s request. Staff feels the creation of the second lot to allow construction of a new home is not out of character with the neighborhood. Within this area there are one and two story homes with setbacks and building coverages similar to this proposal. To staff’s knowledge there are no remaining outstanding technical issues in need of addressing related to the site plan. November 19, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9091 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: (NOVEMBER 19, 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 10 ayes, 0 noes and 1 absent. November 19, 2015 ITEM NO.: 17 FILE NO.: Z-9092 NAME: Bassett Short-form PCD LOCATION: Located at 3211 – 3215 South Arch Street DEVELOPER: Harry and Paulette Bassett 1330 Vimy Ridge Road Alexander, AR 72002 SURVEYOR: Raspberry Surveying, LLC 308 West South Street Benton, AR 72015 AREA: 0.26 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: PCD PROPOSED USE: C-3, General Commercial District uses VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning of the site from R-2, Single-family to Planned Commercial Development to allow the reuse of this commercial building as a multi-tenant building. Currently River City Doors is operating from the rear of the building. The applicant is requesting to use the front portion of the building, an area containing 850 square feet of floor area (28-feet by 30.42-feet) as lease space for a commercial user. The owner also stores antique autos within the building. The request includes the allowance of C-3, General Commercial District uses. November 19, 2015 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9092 2 The parking for this building has been lost due to a project funded by the Arkansas State Highway Department. The applicant will develop a lot to the south of the existing business for parking. The site plan indicates eight (8) spaces can be added in this area. B. EXISTING CONDITIONS: The site contains a commercial building currently be used by River City Doors. The area to the south is vacant. There are commercial uses located further to the south. The property located across South Arch Street is zoned commercially. A number of the lots are vacant. There is a church located one (1) block west of this site. There are occupied single-family homes located to the north. 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 Meadowbrook Neighborhood Association, the South End Neighborhood Developers Association and the South End Coalition were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Arch Street is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to 40 feet from centerline will be required. The area of the building should not be included in the dedication. 2. Due to the proposed use of the property, the Master Street Plan specifies that West 33rd Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. Right-of-way cannot be dedicated due to the location of the existing building or structure. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Arch Street and 33rd Street. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Arch Street including 5-foot sidewalks with the planned development. Arch Street is being reconstructed in the future by AHTD at the time the railroad bridge to the south is constructed. November 19, 2015 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9092 3 5. All parking and vehicles backing into Arch Street should be removed from in front of the existing building. The asphalt should be removed prior to issuance of the certificate of occupancy. 6. With access desired to the rear 10 foot wide alley. The alley should be overlayed with asphalt to a width of 10 feet from 33rd Street to the new parking lot driveway. 7. The south side of the proposed driveway should be located at least 5 feet from the side property line. 8. All driveways shall be concrete aprons per City Ordinance. 9. Stormwater drainage from the parking lots should be directed to the alley and not directly onto adjacent properties. 10. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this site. Entergy: Entergy does not object to this proposal. Electrical service is already provided to the building from the front along South Arch Street. There do not appear to be any conflicts with existing Entergy facilities. Contact Entergy in advance if electrical service needs change as a result of the building’s use after rezoning. CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location not served by fixed route. No issues as shown. November 19, 2015 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9092 4 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 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-3 (Single Family District) to PCD (Planned Commercial District) to allow C-3 general commercial uses in the existing commercial structure on the site. Master Street Plan: Arch Street is a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Arch Street. 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 Arch 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 land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. The property to the south is zoned R-2, Single-family. The minimum dimension of the buffer shall be six (6) feet nine (9) inches in areas designated as mature. 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. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. November 19, 2015 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9092 5 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. 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: (October 28, 2015) Ms. Bassett was present representing the request. Staff presented an overview of the item stating there were a few outstanding technical issues in need of addressing related to the site plan. Staff stated the landscape and buffer ordinances required a minimum landscape strip adjacent to the paved areas. Staff stated a variance from this minimum requirement would require approval by both the Planning Commission and the City Beautiful Commission. Staff also requested information concerning the days and hours of operation, the square footage proposed for rental to a separate business and the location of any proposed dumpsters. Ms. Bassett stated there would not be a dumpster on the site. Public Works comments were addressed. Staff stated a dedication of right of way to 40 feet from centerline was required to meet the Master Street Plan requirements. Staff stated a radial dedication of right of way was required at the intersection of 33rd and South Arch Street. Staff stated all paved areas and parking and vehicles backing into Arch Street was to be removed. Landscaping comments were addressed. Staff stated the minimum landscape strips were not being provided. Staff stated based on the width of the lot it would be difficult to develop the site for parking and provide the required landscaping. Staff stated a request was to be made to City Beautiful Commission as well as to the Planning Commission for approval of the reduced landscape strips. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues associated with the request in need of addressing via a revised site plan. The request is to rezone the site from R-2, Single-family to Planned Commercial Development to allow the use of this commercial building as a multi-tenant building. Currently River City Doors is operating from the rear of the building. The owner also stores antique autos November 19, 2015 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9092 6 within the building. The request also includes the allowance to use the front portion of the building, an area containing 850 square feet of floor area (28-feet by 30.42-feet) as lease space for a commercial user. The request also includes the allowance of the following listing of C-3, General Commercial District uses. The hours of operation are from 9 am to 5 pm Monday through Friday. The parking for this building was lost due to a project funded by the Arkansas State Highway Department. The Highway Department is in the process of reconstructing Arch Street and is securing additional right of way to meet the projects demand. A lot to the south of the existing commercial building will be developed parking. The site plan indicates eight (8) spaces with entrance from South Arch Street and exit onto an existing alley. The site plan includes the construction of a paved parking area south of the existing building access from South Arch Street and exiting to a 10-foot platted alley located behind the building. The applicant has indicated 10-feet of asphalt will be added to the alley connecting with West 33rd Street. Since the development is proposed as a mixed use development staff feels the proposed uses of the building should match the parking available on the site. The plan as presented allows for the placement of 3-feet 3-inches of landscaping along the southern perimeter of the property. There is no landscaping proposed along the northern portion between the building and the parking area. The zoning ordinance with regard to buffers indicates a minimum landscape strip of six (6) feet nine (9) inches is to be provided along the perimeters adjacent to residentially zoned or used property. This landscape strip is also required along South Arch Street. The ordinance also states screening is required where adjacent to a use or zoning of a lesser intensity. The area to the south is zoned R-3, Single-family but is shown on the City’s Future Land Use Plan as MX. The area most likely will not redevelop as residential. The site plan indicates the placement of a six (6) foot fence along this perimeter. The applicant has not indicated ground signage as a part of this request. Staff recommends should ground signage be requested in the future the signage be limited to a maximum height of six (6) feet with a maximum sign area of seventy-two (72) square feet in area. Building signage will be limited a maximum of ten (10) percent of the façade area abutting the public street. Staff is not supportive of the applicant’s request. Staff feels C-1, Neighborhood Commercial uses are more appropriate for this site. There are still a number of single-family homes located in this area. Staff feels some of the C-3, General Commercial District uses would impact these homes. There are a few lots in this November 19, 2015 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9092 7 immediate area zoned C-3, General Commercial District but the majority of the area if zoned commercially is C-1, Neighborhood Commercial. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (NOVEMBER 19, 2015) Mr. and Mrs. Bassett were present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of denial for the request as proposed with C-3, General Commercial District uses. Staff stated they were supportive of the allowance of C-1, Neighborhood Commercial District uses with a few additional uses to recognize the applicant’s existing use of the building. Ms. Bassett stated they had formerly owned property on South Pine Street which was sold to the City for the new police station. She stated when they sold their property to the City staff told them they would help them relocate to a C-3, General Commercial District zoned property. She stated the City took too long and they had to move their business. She stated they bought this property which was formerly a window shop thinking the zoning was C-3, General Commercial District. She stated the Highway Department was in the process of replacing the Arch Street Bridge and needed additional right of way for the street construction. She stated the additional right of way was taking the sites only parking. She stated the Highway Department had agreed to place an apron on the lot to the south to allow for additional parking. She stated when they were pursuing the parking lot development they found out the property was not zoned commercially but was zoned residentially. Mr. Bassett stated it was their mistake not checking the zoning prior to purchase but they had bought the property and moved their business to this location and needed the correct zoning to continue to operate. He stated they were a small business. He stated in addition to the window and door shop he also restored and garaged cars at this location. He stated without C-3, General Commercial District zoning he would not be able to operate his existing business and restoration shop. There was a general discussion by the Commission as to the uses which were in C-3, General Commercial District that were not allowed in the C-1, Neighborhood Commercial Zoning District. Ms. Bassett stated they had a site zoned C-3, General Commercial District and as a favor to the City sold this property to allow the police substation to be build. She stated they needed the C-3, General Commercial Zoning District to allow for flexibility in the future users of the site. November 19, 2015 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9092 8 Staff stated their recommendation was for C-1, Neighborhood Commercial zoning as well as the addition of the automobile restoration and the door and window shop. Staff stated they felt the C-3, General Commercial Zoning District was too broad and allowed uses which were not appropriate for this site or the area. The Commission once again questioned the Bassett’s as to the uses which they desired that were not allowed in the C-1, Neighborhood Commercial Zoning District. The Bassett’s stated the C-3, General Commercial Zoning District offered more flexibility for future users. The Commission questioned if they were willing to amend their request to that as recommended by staff. Mr. Bassett stated he felt the C-1, Neighborhood Commercial Zoning District in addition to the additional uses including the auto restoration and storage and the window and door business was acceptable. The Commission questioned if he was amending his application. He stated he was agreeable to amend the request. A motion was made to approve the request as amended and as recommended by staff including all staff recommendations and comments. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. November 19, 2015 ITEM NO.: 18 FILE NO.: Z-9093 NAME: Redbridge Development Short-form PD-O LOCATION: Located at 18324 Denny Road DEVELOPER: Redbridge Development LTP 817 Edswood Road Little Rock, AR 72223 SURVEYOR: Brooks Surveying 20820 Arch Street Hensley, AR 72065 AREA: 0.43 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-O PROPOSED USE: General and professional office VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is a rezoning from R-2, Single-family to Planned Development Office to allow the construction of a new building to be used as general and professional office space. The building is proposed 40-feet by 64-feet containing 2,560 square feet of floor area. The site plan indicates the placement of seven (7) parking spaces located in the front and rear of the building. November 19, 2015 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9093 2 B. EXISTING CONDITIONS: The site is wooded are located just outside the City limits of Little Rock. There are single-family homes located to the north and west of this site. South of the site is an office use located on property currently zoned C-1, Neighborhood Commercial. There is also C-1, Neighborhood Commercial zoned property located to the east of this site with frontage at the Kanis/Denny Road intersection. 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 were notified of the public hearing. There is not an active neighborhood association located in this area. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Denny 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 street improvements to Denny Road including 5-foot sidewalks with the planned development. Due to the narrow width of the property and the location of the driveway, a 6 foot wide paved shoulder should be provided from the edge of the existing pavement. 3. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway should be platted with an access easement for 50 feet in length and at least 20 feet in width 4. All driveways shall be concrete aprons per City Ordinance. 5. Provide a letter prepared by a registered engineer certifying the intersection 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. A three phase power line exists along the south side of Denny Road at this location. There do not appear to be any conflicts with existing Entergy facilities. Contact Entergy in advance November 19, 2015 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9093 3 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. November 19, 2015 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9093 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: 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 Jason.Lowder@carkw.com) 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. 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. Parks and Recreation: No comment received. County Planning: 1. Show source of title. 2. Provide the address of the developer. 3. If the City of Little Rock requires half street improvements to Denny Road, an engineer’s seal and signature will be required for all improvements. 4. Provide a vicinity map. 5. Show contours at minimum 4-foot intervals. 6. Show water courses entering and leaving the property. 7. Show names of adjacent subdivision owners. 8. Show names of adjacent owners of un-subdivided property. 9. Property is zoned by the City of Little Rock. List applicable zoning for this and adjacent properties. 10. Provide verification that this development is allowed by Shackleford Acres Subdivision Bill of Assurance. 11. Show source of water supply. November 19, 2015 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9093 5 12. Provide AHD approval of septic systems. 13. Provide letter of approval from local fire department. 14. Provide storm drainage plan. 15. Pulaski County requires 40-foot building setback for non-residential uses adjacent to residential uses. This comment is not valid if the City of Little Rock approves applicants PD-O. Parking area appears to be one pace short of complying with the County requirement of one (1) space per 300 gross square feet of floor area for an office use. 16. Verify development meets ADA standards. 17. Pay $33.00 review feet. a. Denny Road is a Class IV arterial as determined by the Pulaski County Master Road Plan. Dedicate additional right of way to equal one-half of 90-feet (45-feet from centerline). Any half street improvements to Denny Road required by the City of Little Rock must be submitted for review and approved by Pulaski County Public Works prior to construction. b. Verify extent of the 50-foot easement prior to the construction of the office building. Buildings shall not be built within the easements/setbacks established by the existing Bill of Assurance/PD-O. c. Obtain a driveway permit from Pulaski County Public Works prior to construction. Rock Region Metro: Location is located in a rural area of Little Rock not currently served by transit. No Issues with the drawing as shown. 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 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 November 19, 2015 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9093 6 and cluster homes, provided that the density remain less than six (6) units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to PDO (Planned District Office) to allow the construction of a building with general and professional office uses on the site. Master Street Plan: Denny 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 Denny Road. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along Denny 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 will be required when an adjacent property has a dissimilar use of a more restrictive nature. The property to the north, east and west is zoned R-2, Single-family. The minimum dimension of the buffer 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. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 3. Screening requirements will need to be met for the vehicular use areas adjacent to street 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. 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. November 19, 2015 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9093 7 G. SUBDIVISION COMMITTEE COMMENT: (October 28, 2015) The applicant was present. Staff presented the item stating there were additional items necessary to complete the review process. Staff questioned if there would be a dumpster placed on the site and if so if the hours of dumpster service would be limited to daylight hours. Staff also requested information concerning the proposed signage plan, both ground and building signage, and the proposed construction materials of the new building. Public Works comments were addressed. Staff stated a right of way dedication for Denny Road to 45-feet from centerline was required. Staff also stated all driveways were to be concrete aprons per City Ordinances. Staff questioned if the property would be annexed to receive City sewer service. The applicant stated the intent was to use septic to provide sewer to the new construction. Landscaping comments were addressed. Staff stated the site plan as presented did not provide the required landscaping along the eastern and western perimeters. Staff stated modifications to the plan would allow the site plan to come into compliance. Staff stated screening would also be required on the perimeters where adjacent to residentially zoned or used property. 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 associated with the site plan. The revised plan has indicated the required landscape strip, revised the plan to provide parking in the front yard area and provided the proposed signage plan. The site plan notes screening will be provided along the eastern, northern and western perimeters. The request is a rezoning from R-2, Single-family to Planned Development Office to allow the construction of a new building to be used as general and professional office space. The building is proposed 40-feet by 64-feet containing 2,560 square feet of floor area. The site plan indicates the placement of seven (7) parking spaces located in the front of the building. The use proposed is general and professional office. Based on the typical minimum parking required for an office use six (6) parking spaces would typically be required. November 19, 2015 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9093 8 The applicant has indicated signage will comply with signage allowed in office zones or maximum of six (6) feet in height and 64 square feet in area. Building signage will be limited to the front façade of the building. The sign area will not exceed ten (10) percent. There will not be a dumpster located on the site. All site lighting will be low level and directional, directed downward and into the site. The building is proposed as a single story building constructed with a residential appearance. The building materials are proposed as brick, stone, hardi-board or a combination of the three (3). The roof materials are proposed as architectural shingles or a standing seam metal roof designed in a manner to appear residential in character. The days and hours of operation are proposed from 7:00 am to 7:00 pm daily. Staff is supportive of the applicant’s request. The site is shown as single-family on the City’s Future Land Use Plan but is located adjacent to an area identified as Neighborhood Commercial. To staff’s knowledge there are no outstanding technical issues in need of addressing related to the site plan. Staff feels the rezoning request 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: (NOVEMBER 19, 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 10 ayes, 0 noes and 1 absent. November 19, 2015 ITEM NO.: 19 FILE NO.: Z-9094 NAME: Neil Short-form PD-C LOCATION: Located at 1215 South Dennison Street DEVELOPER: Shelia Neil 913 Timberwolf Trail Jacksonville, AR 72076 SURVEYOR: Marlar Engineering Co. 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: R-3, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-C PROPOSED USE: Commercial parking lot VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is a rezoning from R-3, Single-family to Planned Development Commercial to allow a paved parking area, which was recently constructed, to remain. A six (6) foot wood fence was also constructed with the new parking lot. The applicant states the parking lot is used by the motorcycle club to the north. B. EXISTING CONDITIONS: The lot is located mid-block on the east side of South Dennison Street. There are residential homes located to the north, south, east and west of this site. The November 19, 2015 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-9094 2 non-residential uses are limited to the West 12th Street frontage. Central High School is located two (2) blocks south of this site. There is a property zoned PD-R, which has been approved for the development of four (4) single-family homes located one (1) block removed from this site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from an area property owner. All property owners located within 200-feet of the site along with the Central High Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Dedicate right of way to 30-feet from centerline. 2. Repair and replace any broken curb, gutter or sidewalk located in the public right of way. E. ISSUES/TECHNICAL/DESIGN: Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. The property to the south is zoned R-2, Single-family. The minimum dimension of the buffer shall be six (6) feet nine (9) inches in areas designated as mature. 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. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 3. Screening requirements will need to be met for the vehicular use areas adjacent to street 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. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance November 19, 2015 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-9094 3 requirements can be given when preserving trees of six (6) inch caliper or larger. F. SUBDIVISION COMMITTEE COMMENT: (October 28, 2015) The applicant was not present. Staff presented an overview of the item stating the request was to rezone the site to a Planned Development Commercial to recognize and allow a commercial parking lot which had been constructed on the lot. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. G. ANALYSIS: There were no outstanding technical issues in need of addressing raised at the October 28, 2015, Subdivision Committee meeting. The request is to rezone this single lot from R-3, Single-family to Planned Development Commercial to allow a paved parking area, which was recently constructed, to remain. A six (6) foot wood fence has been constructed with the new parking lot. The applicant states the parking area is used by the motorcycle club to the north. Staff is not supportive of the applicant’s request. The area is a residential area with homes located on all sides of the parking lot. The non-residential uses are limited to West 12th Street and to the south of this site centered around Central High School. There has been new residential construction activity in this area. To the east of this site the Little Rock Housing Authority has constructed three (3) new buildings of duplex housing. In addition, to the south a Planned Residential Development was recently approved to allow the construction of four (4) new single-family homes. Staff feels the parking lot will create a hardship on the area residents and the future redevelopment of this area. H. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (NOVEMBER 19, 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 January 7, 2016, 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 10 ayes, 0 noes and 1 absent. DATE PLANNING COMMISSION VOTE RECORD /tCLN,�;4 'w • r�mmmm■ammmmmm■■■� JENNIFER MARTINEZ ■■r� ■■■ ■■■■ ■ ■■■ ■ ■� ■■■■���■ ■ ■■e ® ■ ®■■■� :.. ■■■ :.. ®■■■■■■■■■■m■■■■ ■■■ ■ ■ ■000 ■■■■�! -BUBBUS, ALAN mmmmmm■■■■Immmmm■� : ■■ • • mmmmmm■■■isli■■■■■ ■e ■ ® ® ■■■■� • ■■■■■■■�a■■■■■■■■� DILLON, JANET ■���■■■■r� .. ■■■■■■Mu:■■■■■■■■� ■ ■ ® ® ■ ■■■■� • ■i�i■■■■vo • ■■■■M. MAIM■■■■■■■■■ ■ ■vo■■■� • ■ ■■■■■o HAMILTON, ■■■■mmmmm■■■■■■■� ■ ■ ■ ■ ® ■■■■� �LATTURE, .. ■ ■■■■■ • • • mmmmm■■■■■■■■■■■� ■o ■ © ® ® ■■■■� • _ mmmmm■■■■■■■■■■■� I f /i n f. --- V �7L,4 s %P xb5 ? , '.� (' ' Meeting Adjourned P.M. —AYE NAYE ABSENT' A �ABSTAIN KRECUSE r�mmmm■ammmmmm■■■� BERRY, .. ■■■■���■ ■ ■■e ® ■ ®■■■� :.. ■■■ ■■■ ■ ■ ■000 ■■■■�! : ■■ ■■■■o ■e ■ ® ® ■■■■� DILLON, JANET ■���■■■■r� ■ ■ ® ® ■ ■■■■� • ■i�i■■■■vo ■ ■ ■vo■■■� • ■ ■■■■■o ■ ■ ■ ■ ® ■■■■� �LATTURE, .. ■ ■■■■■ ■o ■ © ® ® ■■■■� Meeting Adjourned P.M. —AYE NAYE ABSENT' A �ABSTAIN KRECUSE November 19, 2015 There being no further business before the Commission, the meeting was adjourned at 6:02 D.M. Date P�v Chairman