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HomeMy WebLinkAboutpc_04 03 2014sub LITTLE ROCK PLANNING COMMISSION SUBDIVISION HEARING SUMMARY AND MINUTE RECORD APRIL 3, 2014 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: Jennifer Martinez Belt Craig Berry Tom Brock Alan Bubbus Buelah Bynum Keith Cox Janet Dillon Rebecca Finney Keith Fountain Bill May Obray Nunnley, Jr. Members Absent: None City Attorney: Cindy Dawson III. Approval of the Minutes of the February 20, 2014 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION SUBDIVISION AGENDA APRIL 3, 2014 OLD BUSINESS: Item Number: File Number: Title: A. Z-1667-A 65th Street Geyer Springs Road Short-form PCD, located at 6501 Geyer Springs Road. B. Z-8529-A Valley View Court Revised Short-form PD-R, located on the West side of Katillus Road at Forest Lane. C. Z-8909 4421 John Barrow Road Short-form PD-C, located at 4421 John Barrow Road. D. Z-3933-B Super 8 Zoning Site Plan Review, located at 11701 I-30. NEW BUSINESS: I. PRELIMINARY PLAT: Item Number: File Number: Title: 1. S-128-NNN Lot 1 Stephen Stephens Addition Replat of Lot 152 and Tract A Longlea, VIII Addition and Lots 3, 4 and 5 Woodland Farm Estates. 2. S-1723 Stewart Road Preliminary Plat, located on the East side of Stewart Road, between Longwood Road and Agee Lane, in the 700 and 800 Block of Stewart Road. II. SITE PLAN REVIEW: Item Number: File Number: Title: 3. S-1076-C Moon Distribution Subdivision Site Plan Review, located at 2800 Vance Street. Agenda, Page Two III. PLANNED DEVELOPMENTS: Item Number: File Number: Title: 4. Z-962-A Slim Chickens Short-form PD-C, located at 7524 Cantrell Road. 5. Z-2502-B New Africa Development Long-form PCD, located South of 40th Street between Whitfield and Potter Streets. 6. Z-6998-A Confetti’s Party Rental Revised PD-C, located at 6000 South Shackleford Road. 7. Z-7812-A Pintura Estates Long-form PD-R, located in the 14800 Block of Kanis Road. 8. Z-8924 Brasher Short-form PD-R, located at 522 Rice Street. 9. Z-8925 Gillham Short-form PID and Right of Way Abandonment for a 20-foot alley located along the northern property line, located at 5016 Asher Avenue. 10. Z-8926 Ibsen Short-form PD-R, located at 905 North Spruce Street. 11. Z-7867-B PB General Springer Revised Short-form PCD, located at 4744 and 4754 Springer Boulevard. April 3, 2014 ITEM NO.: A FILE NO.: Z-1667-A NAME: 65th Street Geyer Springs Road Short-form PCD LOCATION: Located at 6501 Geyer Springs Road DEVELOPER: Wingfield Martin Real Estate 221 West 2nd Street Little Rock, AR 72201 ENGINEER: BTE – Blaylock Threet Engineers, Inc. 1510 South Broadway Little Rock, AR 72202 AREA: 3.13 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District ALLOWED USES: General Commercial/Retail PROPOSED ZONING: PCD PROPOSED USE: Add an events center and/or private club as an allowable use VARIANCES/WAIVERS REQUESTED: None requested. The applicant submitted a request dated January 29, 2014, requesting deferral of this item to the April 3, 2014, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (FEBRUARY 20, 2014) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated January 29, 2014, requesting deferral of the item to the April 3, 2014, public hearing. Staff stated they were in support of the deferral request. April 3, 2014 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-1667-A 2 There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 10 ayes 0 noes and 1 absent. STAFF UPDATE: The applicant submitted a request dated March 19, 2014, requesting withdrawal of this item, without prejudice. Staff is supportive of the withdrawal request. PLANNING COMMISSION ACTION: (APRIL 3, 2014) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated March 19, 2014, requesting withdrawal of this item, without prejudice. Staff stated they were supportive of the withdrawal request. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. April 3, 2014 ITEM NO.: B FILE NO.: Z-8529-A NAME: Valley View Court Revised Short-form PD-R LOCATION: Located on the West side of Katillus Road at Forest Lane DEVELOPER: Jim Swink 7106 Morgan Cemetery Road Little Rock, AR 72223 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 6.0 acres NUMBER OF LOTS: 42 FT. NEW STREET: 0 LF CURRENT ZONING: PD-R ALLOWED USES: 42 units attached single-family housing PROPOSED ZONING: Revised PD-R PROPOSED USE: 42 units attached single-family housing – allow the removal of the proposed gates for the subdivision and allow the private streets to become public VARIANCES/WAIVERS REQUESTED: None requested. The applicant submitted a requested on February 5, 2014, requesting deferral of this item to the April 3, 2014, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (FEBRUARY 20, 2014) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request on February 5, 2014, requesting deferral of the item to the April 3, 2014, public hearing. Staff stated they were supportive of the deferral request. April 3, 2014 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8529-A 2 There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 10 ayes 0 noes and 1 absent. STAFF UPDATE: The applicant failed to notify property owners are required by the Commission’s By-laws. Staff recommends deferral of this item to the May 15, 2014, public hearing. PLANNING COMMISSION ACTION: (APRIL 3, 2014) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had failed to notify property owners are required by the Commission’s By-laws. Staff presented a recommendation of deferral of this item to the May 15, 2014, public hearing. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. April 3, 2014 ITEM NO.: C FILE NO.: Z-8909 NAME: 4421 John Barrow Road Short-form PD-C LOCATION: Located at 4421 John Barrow Road DEVELOPER: Jesse Chunn 4421 John Barrow Road Little Rock, AR 72204 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.02 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-C PROPOSED USE: Barber/Beauty Salon VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing the rezoning of an existing single-family residence from R-2, Single-family to PD-C to allow the conversion of the home into a barber/beauty salon. The applicant has indicated there will be a maximum of five (5) operators located within the structure. The working hours are from 7:00 am to 10:00 pm by appointment only. The days of operation are proposed from Tuesday through Saturday, with Sunday and Monday closed. The applicant has indicated the structure will be remodeled to meet State and local requirements for the use. The site plan includes off-street parking located within the rear yard area of the home. Presently there is an accessory structure located within the April 3, 2014 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-8909 2 rear yard which will be maintained and used as storage and for refurnishing computers as a hobby. B. EXISTING CONDITIONS: The property in this immediate area along John Barrow Road is single-family. To the east is the Rosedale Recreational Complex. Southwest of the site on the corner of West 46th Street and John Barrow Road is a beauty salon and on the corner of John Barrow and Colonel Glenn Roads is an auto parts store and a convenience store. Further north on John Barrow Road are a number of non-residential uses including a church, office uses and a residential treatment rehabilitation center. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from the John Barrow Neighborhood Association. 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. John Barrow 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. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Measures to control the increase in stormwater runoff from the increased impervious surface should be implemented to not damage adjacent property. 4. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 5. The proposed drive aisle within the parking lot is not sufficient width for vehicle maneuvering. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy does not object to this rezoning request. Center-Point Energy: No comment received. April 3, 2014 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-8909 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. 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 if additional fire protection metered water service is required. 4. 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. 5. 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 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Location directly served by #9 West Central/Barrow Road bus route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density is for single-family homes at densities no greater than April 3, 2014 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-8909 4 six (6) dwelling units per acre. The applicant has applied for a rezoning from R-3 (Single Family District) to PDC (Planned District Commercial) to allow for the development of a barber/beauty shop on this site. Master Street Plan: John Barrow Road is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on John Barrow Road since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. 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. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the Landscape Ordinance of the City, Section 15-81. 3. The property to the north, south, and east are zoned R-3, Single-family therefore, a minimum nine (9) foot wide buffer (6% of the average lot width) is required along the north and south property line. An eleven (11) foot buffer (6% of the average lot depth) is required on the east property line. 4. Interior landscape areas shall comprise a minimum of eight (8) percent of any vehicular use area containing twelve (12) or more parking spaces. 5. The property width does not allow for the required nine (9) foot buffers, two (2) twenty (20) foot back-to-back right angle parking bays, and a twenty (20) foot vehicular maneuvering area. 6. If an automatic landscape irrigation system is not provided for developments of less than one (1) acre a water source shall be located within seventy-five (75) feet of the plants to be irrigated. 7. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas not open to public parking. These areas shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. April 3, 2014 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-8909 5 8. Landscape within or adjacent to vehicular use areas shall be protected with wheel stops, curbing, or other vehicular controls. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (January 29, 2014) Mr. Jesse Chunn was present representing the request. Staff presented an overview of the rezoning request stating the applicant was proposing the conversion of an existing single-family home into a barber/beauty salon. Staff questioned if there would be a dumpster located on the site. Staff also stated the parking as proposed did not allow for adequate maneuvering room. Staff stated the development was located within the proposed John Barron Overlay District. Staff stated the Overlay did not allow chain link fencing within the front setback and required the placement of monument signage within the front yard area. Public Works comments were addressed. Staff stated a right of way dedication along John Barrow Road was required to meet the Master Street Plan requirements. Staff also stated measures to control the increase in stormwater run-off from the increased impervious surface should be implemented. Landscaping comments were addressed. Staff stated a land use buffer was required along the northern, southern and eastern perimeters. Staff also stated interior landscape areas should comprise eight (8) percent of the vehicular use area. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan and cover letter to staff addressing a number of the issues raised at the January 29, 2014, Subdivision Committee meeting. The revised plan has eliminated the chain link fencing on the site, indicating the proposed building and ground signage and stated there would not be a dumpster located on the site. The applicant has also redesigned the parking area to allow for adequate maneuvering of the vehicles. April 3, 2014 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-8909 6 The site plan indicates the placement of a ground sign along John Barrow Road. The sign is proposed six (6) feet in height with a total sign area of 42 square feet. The sign is proposed as a monument style sign consistent with the proposed John Barrow Design Overlay District. Building signage will be limited to a maximum of ten (10) percent of the front façade area. The plan indicates the placement of a six (6) foot wood fence along the sites perimeters to provide the required screening. The fence will be installed per the typical standards of the ordinance with the finished side facing the adjoining neighboring property. The plan includes the construction of additional paving to allow a 18.21-foot drive to the rear of the building. There are six (6) parking spaces proposed within the rear yard area of the building. The plan also includes the placement of one (1) handicap parking space along the drive in front of the structure. Parking for a beauty salon/barber shop is based on one (1) parking space per 200 gross square feet of floor area. The structure contains approximately 1,225 square feet of floor area. Based on typical ordinance requirements a total of six (6) parking spaces would be required. The cover letter indicates a total of five (5) operators for the site. Based on the parking proposed staff does not feel there will be adequate parking to serve five (5) operators and their clients. The days and hours of operation are indicated from 7:00 am to 10:00 pm Tuesday through Saturday, and by appointment only. There is an existing 10-foot by 20-feet metal storage building located within the rear yard area which is proposed to be relocated and to remain. The applicant has indicated the building has water and electrical service. The applicant has stated he will use this structure for repair of computers which he does as a hobby. The proposed driveway radius extends across the extension of the adjacent property line to the street. The minimum driveway radius per City of Little Rock Code is 5-feet. The driveway must be located at least 5-feet off the property line for at least 40-feet from the back of curb of John Barrow Road. Staff is not supportive of the request. The area is predominately single-family and the City’s Future Land Use Plan shows Residential Low Density (RL) for this property. This classification allows single-family homes at densities no greater than six (6) dwelling units per acre. Staff feels the commercial uses should be limited to the commercial nodes already established on John Barrow Road. Staff does not feel this is an appropriate location for a commercial use. April 3, 2014 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-8909 7 I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (FEBRUARY 20, 2014) The applicant was present. There were no registered objectors present. The Chair informed the applicant there were eight (8) Commissioners present. The Chair stated it was the Commission’s practice that when fewer than nine (9) Commissioners were present the applicant was offered the option of deferral to a later meeting to allow more members to be present to hear the request. The Chair stated for an item to be approved six (6) positive votes were required. Mr. Jesse Chunn requested a deferral of the item to the next available meeting date. The Chair informed Mr. Chunn the item would be deferred to the April 3, 2014, Subdivision Hearing. A motion was made to approve the deferral request. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. STAFF UPDATE: There has been no change to this application request since the previous write-up. Staff continues to recommend denial of the request. PLANNING COMMISSION ACTION: (APRIL 3, 2014) The applicant was not present. There were no registered objectors present. Staff stated since the applicant was not present they recommended the item be deferred to the May 15, 2014, public hearing to allow the applicant to be present for the public hearing. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. April 3, 2014 ITEM NO.: D FILE NO.: Z-3933-B NAME: Super 8 Zoning Site Plan Review LOCATION: Located at 11701 I-30 DEVELOPER: Jason Eby Ace Signs 11935 Interstate 30 Little Rock, AR 72209 CURRENT ZONING: C-2, Shopping Center District PLANNING DISTRICT: 16 – Otter creek CENSUS TRACT: 41.03 VARIANCE/WAIVERS: A variance from Section 36-555 to allow the sign height to be increased to a maximum height of 50-feet. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: Andy Patel, Owner of Super 8, would like to request a variance to raise the existing sign height 15-feet. According to the applicant currently the sign is partially blocked by the Otter Creek overpass. The applicant states raising the sign to a height of 50-feet will give better visibility while traveling east on I-30. The existing sign face will be retained. Only the height of the pole will be extended. B. EXISTING CONDITIONS: The hotel occupies the site and was recently rebranded from a LaQuinta to a Days Inn. Within this area there are a number of uses including a hospital, City of Little Rock Fire Station, offices, office-warehouse and truck and tractor sales. Across I-30 there is the recently opened Bass Pro Shop and currently under consideration is the development of a 300,000+ square foot outlet mall. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200-feet of the site along with Southwest Little Rock United for Progress were notified of the public hearing. April 3, 2014 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-3933-B 2 D. SUBDIVISION COMMITTEE COMMENT: (December 5, 2013) The applicant was not present. Staff presented the item stating the request was to allow an increase in the height of the sign from the current 35-feet to a maximum height of 50-feet. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. E. ANALYSIS: There were no outstanding technical issues in need of addressing raised at the December 5, 21013, Subdivision Committee meeting. The applicant is seeking approval of a zoning site plan review application to allow an increase in the pole height of the existing ground sign. Section 36-554 states signs shall not exceed a height of 36-feet and a total sign area of 160 square feet. The applicant is seeking approval to raise the overall height of the sign to a maximum of 50-feet. The site is currently under enforcement of a violation related to landscaping. Staff has issued a courtesy notice for removing a minimum of six trees which appeared to be 13 to 18-inches in diameter. In addition there are areas the required landscaping was either missing or in poor condition. This notice was issued on September 26, 2013. On September 30, 2013, the owner provided staff with a letter indicating they would work with a design professional to prepare a mitigation plan to off-set the removal of the required landscaping. As of this writing the plan has not been submitted and there has been no contact by the applicant with staff concerning the progress of the mitigation plan. Due to the current enforcement issues related to this site and the applicant’s non-responsiveness staff cannot support the approval of this application request. F. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JANUARY 9, 2014) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a deferral request on December 27, 2013, requesting the item be deferred to the February 20, 2014, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. April 3, 2014 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-3933-B 3 STAFF UPDATE: The applicant has not contacted staff concerning the Mitigation Plan for the landscaping previously removed on this site. Staff recommends withdrawal of this item due to the lack of responsiveness from the applicant. PLANNING COMMISSION ACTION: (FEBRUARY 20, 2014) The applicant was not present. There were registered objectors present. Staff stated the property was under a court mandate to develop a mitigation plan. Staff stated the court had allowed a couple of months for the preparation of the mitigation plan. Staff presented a recommendation of deferred of the item to the April 3, 2014, public hearing to allow for resolution of staff’s previous concerns. There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 10 ayes 0 noes and 1 absent. STAFF UPDATE: This item is due back before the Judge on April 10, 2014. Staff recommends deferral of this item to the May 15, 2014, public hearing to allow sufficient time for resolution of the current enforcement action related to the removal of landscaping. PLANNING COMMISSION ACTION: (APRIL 3, 2014) The applicant was not present. There were no registered objectors present. Staff presented the item stating the item was due back before the Judge on April 10, 2014. Staff presented a recommendation of deferral of the item to the May 15, 2014, public hearing to allow sufficient time for resolution of the current enforcement action related to the removal of landscaping. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. April 3, 2014 ITEM NO.: 1 FILE NO.: S-128-NNN NAME: Lot 1 Stephen Stephens Addition Replat Lot 152 and Tract A Longlea, VIII Addition and Lots 3, 4 and 5 Woodland Farm Estates LOCATION: Located at 13460 Pleasant Forest Drive DEVELOPER: Stephen Stephens 13620 Pleasant Forest Drive Little Rock, AR 72212 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 1.24 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 1 – River Mountain CENSUS TRACT: 42.14 VARIANCE/WAIVERS: A variance from Section 31-232(d) to allow the creation of a double frontage lot. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting to replat four (4) existing lots into a single lot. One single lot has frontage on Pleasant Forest Drive and the three (3) remaining lots have frontage of Pine View Place. The applicant has indicated a driveway will be extended from his existing residence fronting Pleasant Forest Drive to the new rear lot line located on Pine View Place to allow ingress and egress from his home onto Pine View Place. April 3, 2014 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-128-NNN 2 B. EXISTING CONDITIONS: Pleasant Forest Drive is a residential street with sidewalk along one side only alternating from the north side to the south side. Adjacent to the applicant’s lot the sidewalk is located on the south side. Efforts were put in place a few years ago to slow traffic on Pleasant Forest Drive with the installation of round abouts. Pine View Place is a short cul-de-sac street with three (3) existing homes and one (1) additional home is proposed for construction. The applicant has purchased three lots within the subdivision to allow access to Pine View Place and to limit the development which can occur on the adjacent lots. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners of the site along with the Pleasant Forest Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy has a single phase underground line along the south side of the cul-de-sac. Contact Entergy in advance for service needs and service line routing before construction begins. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. No objection. 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. April 3, 2014 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-128-NNN 3 3. Contact Central Arkansas Water if additional fire protection or metered water service 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. Contact Central Arkansas Water regarding the size and location of the water meter. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Over two (2) miles from nearest local bus stop on #8, Rodney Parham. About one (1) mile from Cantrell and bus stop on #25, Pinnacle Mountain express. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (March 12, 2014) The applicant was present. Staff presented an overview of the development stating there were few additional items necessary to complete the review process. Staff stated the proposal was to allow four (4) existing platted lots to be replatted into a single lot. Staff stated the replatting would create a double frontage lot, which created a variance from the Subdivision Ordinance, thus the need for Planning Commission review and approval. Staff questioned if there would be any fences located within the front setback along Pine View Place. The applicant stated all fencing would meet the required setbacks. Public Works comments were noted. Staff stated any broken curb, gutter or sidewalk located within the public right of way was required to be replaced prior to execution of the final plat. The applicant stated minor damage had been caused by the developer of the new home on Pine View Place. Staff stated they would review the condition to determine if the damage was significant enough for repair. April 3, 2014 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-128-NNN 4 Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues in need of addressing raised at the March 12, 2014, Subdivision Committee meeting. The request is to allow a replat of four (4) existing residential lots into a single residential lot. One lot has frontage on Pleasant Forest Drive and the remaining three (3) lots have frontage on Pine View Place. The applicant has indicated a driveway will be extended from his existing residence to the new rear lot line located on Pine View Place to allow ingress and egress from his home onto Pine View Place. The request includes a variance from Section 31-232(d) to allow the creation of a double frontage lot. Upon completion of the replat the property will have frontage on Pleasant Forest Drive and Pine View Place. Staff does not feel the variance will adversely impact the 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 variance request from Section 31-232(d) to allow the creation of a double frontage lot. PLANNING COMMISSION ACTION: (APRIL 3, 2014) 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 31-232(d) to allow the creation of a double frontage lot. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. April 3, 2014 ITEM NO.: 2 FILE NO.: S-1723 NAME: Stewart Road Estates Preliminary Plat LOCATION: Located on the East side of Stewart Road, between Longwood Road and Agee Lane, in the 700 and 800 Block of Stewart Road DEVELOPER: Stewart Road Estates, LLC 45 Ranch Ridge Road Little Rock, AR 72223 ENGINEER: GarNat Engineering, LLC 406 West South Street, Suite B Benton, AR 72015 AREA: 18.957 acres NUMBER OF LOTS: 20 FT. NEW STREET: 1,160 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.07 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is for preliminary plat approval of a proposed subdivision located outside the City limits of Little Rock, but within the City’s Extraterritorial Planning Jurisdiction. The plat area contains 18.957 acres and is proposed with 20 single-family residential lots. The minimum and average size of the lots is 0.8 acres. The subdivision is proposed with public streets with a maximum cul-de-sac length of 1,160 linear feet. Water for the development will be provided from Central Arkansas Water. A community wastewater treatment system is proposed to provide wastewater treatment for the proposed lots. April 3, 2014 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1723 2 B. EXISTING CONDITIONS: The site is located on the east side of Stewart Road just south of the Kanis Road intersection. This area is primarily single-family residential with homes located on acreage. A single-family subdivision on Longwood Road located to the north and east of this site has developed with homes on five (5) acres plus tracts. The homes to the south accessed from Agee Lane are also developed on five (5) acres plus tracts. Stewart Road is a two lane County road with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All abutting property owners of the site were notified of the public hearing. There is not a City identified Neighborhood Association located in this area. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stewart 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. The Master Street Plan standard for rural residential streets provides a 68 foot right of way width, 24 feet paved driving surface, 6 foot paved shoulders and no curb and gutter. The proposed plan varies from that standard and a variance from the Master Street Plan must be requested. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct a left turn lane on Stewart Road to the proposed street intersection per the AASHTO design standards. The street should taper out 100 feet on each edge of pavement to take care of the lane shifts. 120 feet should be provided for the left turn storage. Plans should be submitted at time of construction to adjust as necessary for the necessary striping and tapers. Striping should be installed in conformance with AASHTO design standards. Contact Bill Henry, Traffic Engineering, at 379-1816 with questions or request for additional information. 4. Stormwater detention ordinance applies to this property. The volume provided must comply with the City of Little Rock ordinances and stormwater drainage manual. 5. Stormwater drainage calculations are not being approved by reviewed for approval of the plat. April 3, 2014 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1723 3 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 8. The widths of the drainage easement should be increased to 15 feet wide. 9. Traffic calming devices are required for long straight streets to discourage speeding. A 20 foot wide landscape island maintained by the Property Owners Association is suggested. Contact Bill Henry, Traffic Engineering at 379-1816 for additional information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Provide information to the City as required per Section 31-400, Little Rock Municipal Code. Entergy: Entergy has a 3-phase power line on the west side of Stewart Road for service needs to the subdivision. Contact Entergy well in advance for service needs. Power will be extended along the front of the lots and not in the rear. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A water main extension will be needed to provide water service to Lots 3 and 4 on this property, perhaps an easement should be shown on the plat. 3. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 4. 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. 5. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional April 3, 2014 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1723 4 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. 6. Additionally this area is within Water Improvement District 349 and properties will have a special improvement tax for the District on their property taxes. 7. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: 1. Provide the Bill of Assurance. 2. Provide the source of title for original property owner. 3. Provide 2nd section corner and show State Plan Coordinates for two (2) property owners. 4. Provide AHD certification of individual wastewater systems. 5. Provide street cross section. 6. Provide street profile. 7. Label street centerline on the plat. 8. Show FEMA Flood Panel Number and Floodway/Plain information on plat. 9. Show Certificate of Owner. 10. Provide street design specifications for half street improvements to Stewart Road and Stewart Court. 11. Comply with ADEQ stormwater pollution prevention requirements. 12. Pay $33.00 County review fee. 13. Provide notes on the Plat and Bill of Assurance to described ownership, maintenance and use of facilities on Lot 6. 14. Clarify “RL” zoning on adjacent property. 15. Permits will be required for road improvements and driveways off Stewart Road from Pulaski County Public Works. April 3, 2014 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1723 5 16. Public Works will review drainage calculations/street design specifications once all information is provided. 17. Show proposed grades relating to drainage at culverts and into detention pond. 18. Verify that alignment of Stewart Court and high point on Stewart Road complies with AASHTO standards (sight line issue). CATA: Out of service area. Site is over 3 ½ miles from nearest bus stop at Markham and Chenal. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (March 12, 2014) The applicant was present representing the request. Staff presented an overview of the development stating the most significant issue was related to the receipt of approval from the Health Department or AEDQ concerning the proposed wastewater treatment system. Mr. Schmitt stated AEDQ did not provide approval of a system until the system was ready to discharge and was typically tied to the final platting of a subdivision. He stated the Arkansas Department of Health was only involved when they were reviewing individual septic system treatment. He stated the Engineering Department at the Health Department would not provide any type written approval until after a complete review of the plans and specifications for the proposed treatment. Staff stated they were looking for a commitment stating the proposed treatment was premittable, not the final approval for the system to serve the subdivision. Public Works comments were addressed. Staff stated the right of way dedication on Stewart Road did comply with the Master Street Plan. Staff stated the street should be tapered out 100 feet on each edge of the pavement to take care of the lane shifts. Staff stated 120-feet should be provided for the left turn stacking on Stewart Road. Staff stated the rural residential street design standard included a 68-foot right of way with 24-feet of paved driving surface and 6-foot paved shoulder with no curb and gutter. Staff also requested the applicant provide some type of traffic calming device along the proposed residential street. April 3, 2014 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1723 6 Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing a number of the issues raised at the March 12, 2014, Subdivision Committee meeting. The applicant has provided documentation from the Arkansas Department of Pollution Control and Ecology stating the Department does permit community wastewater treatment systems but approval would not be provided until a full review by the Department. The request is for preliminary plat approval of a proposed subdivision located outside the City limits of Little Rock, but within the City’s Extraterritorial Planning Jurisdiction. There is not a distinction of lot sizes between property located inside the City limits which is served by Little Rock Wastewater Utility and lots located within the City’s Extraterritorial Planning Jurisdiction to be served by individual septic systems or by a community wastewater treatment system. The plat area contains 18.957 acres and is proposed with 20 lots. Only 19 homes will be constructed within the subdivision. Lot 6 is proposed with the wastewater treatment facility and the detention storage area. A note on the preliminary plat states the area will be maintained by the Property Owners Association. The minimum and average size of the lots is 0.8 acres. The subdivision is proposed with public streets with a maximum cul-de-sac length of 1,160 linear feet. Water for the development will be provided from Central Arkansas Water. The developer is aware of the special improvement tax fee associated with connection to the water system. The applicant is proposing Stewart Court as a Local Residential Street with Open Ditches for drainage per the Master Street Plan. The standard includes a 68-foot right of way, 24-feet of pavement, two (2) 6-foot paved shoulders, two (2) 6-foot drainage ditches and two (2) 10-foot utility easements. Improvements to Stewart Road will be completed per the Subdivision Ordinance and the Master Street Plan. Staff is supportive of the request. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. The subdivision as proposed appears to fully comply with the minimum standards as set forth in the Subdivision Ordinance. April 3, 2014 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1723 7 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: (APRIL 3, 2014) The applicant was present. There were registered objectors present. Staff stated the proposed preliminary plat fully complied with the minimum standards of the subdivision ordinance. 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. Ms. Cindy Dawson, Deputy City Attorney, stated the City had been sued, the case was heard by the Arkansas Supreme Court which ruled the case was one of first impression in Arkansas concerning the discretionary authority of Planning Commissions. She stated the City Planning Commission disapproved a subdivision preliminary plat application. She stated the Circuit judge held that the Commission had discretionary authority to disapprove the application. She stated a divided Arkansas Supreme Court held that the Commission had exceeded its authority when it denied approval of the preliminary plat on considerations other than minimum standards set forth in Subdivision Ordinance. She stated once a Planning Commission had exercised its authority in drafting regulations pertaining to subdivision development, it was bound by those regulations and was to administer them. She stated the Commission was guided by standards that were uniformly applied and that give notice to subdividers of the minimum requirements with which they must comply to get approval. She stated the Court determined the Commission exceeded its authority when it denied approval of the preliminary plat on considerations other than the minimum standards set forth in the Subdivision Ordinance. She stated the Court determined if the plat was within the use permitted by the zoning classification and met the development regulations set forth in the Subdivision Ordinance, the plat by definition was in harmony with the existing subdivisions in the area. She stated the Court determined a Planning Commission could not disregard the regulations set forth in the Subdivision Ordinance and substitute its own discretion in lieu of fixed standards applying to all cases similarly situated. She stated a Planning Commission was authorized and required to determine whether a plat presented was in compliance with the particular subdivision regulations. She stated once compliance was determined the Commission had no discretionary power to disapprove the plat. April 3, 2014 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1723 8 Mr. Vernon Williams addressed the Commission stating he desired to reserve his time until the opposition had an opportunity to speak. Ms. Debbie Tait addressed the Commission in opposition of the request. She stated her home was located at 11 Longwood Road. She stated when she purchased her home she was told that they had to purchase five (5) acres to allow for a septic system and allow the property to perk. She stated the concern of the neighborhood was the type wastewater system the developers were proposing for the subdivision and the potential impact on the ground water, area streams and ponds. She stated the neighbors had spoken to representatives of the Arkansas Department of Environmental Quality and they could not tell them where a system of this type was located in Pulaski County. She stated AEDQ had indicated there was a system in Rosebud which was similar to the proposed treatment system for the subdivision. She stated if the system was faulty then there was a potential for harm to the area ponds and streams. She stated she felt the subdivision would harm property values in the area. She stated she questioned the placement of 20 homes instead of one or two and she questioned if the Property Owners Association would be able to maintain the treatment system. Mr. Scotty Caroom addressed the Commission in opposition of the request. He stated the area residents did not have enough information to determine if the subdivision was good for the area or not. He stated the homes in the area were on wells and he feared the wastewater treatment system would harm the ground water in the area. He stated there were also concerns of contamination of the area streams and ponds. He stated there was not enough information concerning the proposed detention for the subdivision and the potential impact on adjoining properties. He stated he felt the Arkansas Department of Health and the Arkansas Department of Environmental Quality should approve the request prior to the Commission approving the proposed subdivision. He stated he felt the process was backward. He stated he wanted to note his objection and he did not feel the subdivision was a fit for the neighborhood. Mr. Brian Winstead addressed the Commission in opposition of the request. He stated the proposed subdivision was located in his back yard. He stated there were a number of subdivisions in the area which had all developed as three (3) to five (5) acre subdivisions. He stated the larger subdivision were a fit for the area. He stated his back yard was saturated at times and questioned the level of the ground water and the potential impact of the discharge from the treatment plant on the area ground water. He stated the discharged water would potentially contaminate the area streams and ponds. Mr. John Moore addressed the Commission in opposition of the request. He stated the Commission was not approving a neighborhood but they were approving a sewer treatment plant. He stated 19 new homes would disrupt the neighborhood. He questioned what neighborhood had a treatment plant in the middle of the homes. April 3, 2014 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1723 9 Mr. Williams addressed the Commission on the quality of the system. He stated there were a number of systems in the area which used this type technology. He stated the system was a two part system with each home having a septic system which removed virtually all the solids and the gray water was then sent to the treatment plant for chlorination and discharge. He stated the system would be required a permit for the discharge and the State would monitor the discharge to ensure compliance with all State and Federal requirements. There was a general discussion by the Commission on the proposed wastewater treatment systems. The Commission questioned if there was redundancy in the system in case the system failed. Mr. Williams stated the system would fail if not operated properly. He stated other than operation there was nothing to fail. The Commission questioned if there were parts of the system that would need pumping. Mr. Williams stated the homes had individual septic systems which would require pumping but not at any greater interval than a home septic system. The Commission questioned similar systems. Mr. Williams stated there were two systems in the City’s Extraterritorial Planning Jurisdiction. He stated one was Two Rivers Harbor and the second was Callahan Creek located on Raines Road. The Commission requested Ms. Dawson once again explain the Richardson Case and the Commission’s authority to approve or deny a subdivision request. Ms. Dawson stated the Commission did not have discretionary authority to deny a preliminary plat if the plat fully complied with the minimum standards of the City’s Subdivision Ordinance. Mr. Caroom requested the Commission not approve the request until additional information could be obtained concerning the proposed treatment system. He stated the neighborhood was going to hire an expert to see if the system was a viable system. He requested the Commission not approve the request until after the subdivision had approval from the Health Department and AEDQ. The Commission noted they were not approving the wastewater treatment system but a preliminary plat. The Commission noted there would be a public review process through the Health Department of AEDQ concerning the proposed wastewater treatment system. The Commission stated this was common practice to provide preliminary approval of a subdivision after which the developer then went forward with detailed drawings of drainage, street design, water facilities and in this case a proposed treatment system. The Commission stated there would not be a final plat issues for the subdivision until such time all approvals were received from the various reviewing agencies and departments. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. April 3, 2014 ITEM NO.: 3 FILE NO.: S-1076-C NAME: Moon Distribution Subdivision Site Plan Review LOCATION: Located at 2800 Vance Street DEVELOPER: ENGINEER: Thomas Engineering Company 3810 Lookout Road North Little Rock, AR 72116 AREA: 71 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: I-2, Light Industrial PLANNING DISTRICT: 7 – I-30 CENSUS TRACT: 5 VARIANCE/WAIVERS: None requested. BACKGROUND: On March 20, 2003, the Little Rock Planning Commission approved a request to allow the placement of a second building on this site. The site contained a warehouse structure with a parking lot and paved surface area which provided vehicular truck movements associated with the warehouse operation. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The current request is to allow a building addition to an existing warehouse building. The site currently contains two (2) buildings with 189,514 square feet of gross floor area. The new addition contains 118,000 square feet of gross floor area. The lot coverage of the existing building is 6.08 percent. There are 190 existing parking spaces on the site. There are an additional 54 parking spaces proposed with the new construction. The maximum building height proposed is 45-feet. April 3, 2014 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1076-C 2 The request is for approval of a site plan per Section 31-13 of the Little Rock Code to allow the construction of multiple buildings on a single site. B. EXISTING CONDITIONS: The site contains two (2) warehouse buildings, an office and associated parking. There is a “guard shack” located on the site with a six (6) foot chain link fence in place around the perimeter. The proposed building addition is located along the southern portion of the largest warehouse building. The new paved area will be located south of the existing paved area located between the two (2) warehouse buildings. Only a portion of East 28th Street, a private street, has been constructed adjacent to the site. The street has been constructed with curb and gutter. South Vance Street is also a private street. The street has been constructed with a center median and curb and gutter. No sidewalks are in place on either street. Other uses in the area include a large distribution company to the east of the site and large tracts of vacant land. The sites along East Roosevelt Road are developed with non-residential uses including Horace Mann Elementary School. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200-feet of the site along with the Community Outreach Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A grading permit in accordance with Section 29-186 (c) and 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. 2. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 3. Easements are required for all stormwater drainage areas. 4. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 5. The new addition is located within the 100 year floodplain. The addition to the structure is required to be constructed to a minimum finish floor elevation of 257.75 feet or higher is required and shown on grading plans. April 3, 2014 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1076-C 3 6. Since the survey has been provided to staff, Roosevelt Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main relocation required prior to construction of proposed warehouse. Contact Little Rock Wastewater Utility for additional information. Entergy: There do not appear to be any Entergy facilities in conflict with this project. The developer/builder should contact Entergy well in advance if a service upgrade is required. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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 if additional fire protection or metered water service is required. 4. Contact Central Arkansas Water regarding the size and location of the water meter. 5. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 6. 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. 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 April 3, 2014 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1076-C 4 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 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 material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line agreement is required. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Site served by the #6 Granite Mountain and #19 Hensley Express. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Interior landscape areas shall comprise a minimum of eight (8) percent of any vehicular use area containing twelve (12) or more parking spaces. 3. An automatic irrigation system to water landscaped areas will be required. 4. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a registered landscape architect. 5. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. April 3, 2014 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1076-C 5 G. SUBDIVISION COMMITTEE COMMENT: (March 12, 2014) Mr. Thomas Pownall was present representing the owner. Staff stated there were few outstanding technical issues associated with the request. Staff requested Mr. Pownall provide the building coverage of the existing and proposed addition, the floor area of the principal and accessory structures and the number of existing and proposed parking spaces. Public Works comments were addressed. Staff stated the City’s stormwater detention ordinance would apply to the development of the site. Staff stated easements would be required for all stormwater drainage areas. Staff stated the new addition was located within the 100 year floodplain. The applicant is proposing to place the finished floor elevation below the minimum floor elevation of 257.75-feet. Staff noted an application to the Zoning Board of Adjustment was required to allow the variance. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing a number of the issues raised at the March 12, 2014, Subdivision Committee meeting. The applicant has indicated the building coverage of the existing and proposed addition, the floor area of the principal and accessory structures and the number of existing and proposed parking spaces. The applicant is proposing a payment in-lieu of construction of the stormwater detention. Staff is supportive of the payment in-lieu of construction of the stormwater detention. The property is currently zoned I-2, Light Industrial District. The request is for approval of a site plan per Section 31-13 of the Little Rock Code to allow the construction of multiple buildings on a single site. There are two (2) existing buildings on the site containing 189,514 square feet of gross floor area. The new addition is proposed containing 118,000 square feet of gross floor area. The lot coverage of the existing building is 6.08 percent. The new addition will not significantly increase the percentage of lot coverage for the site. There are 190 existing parking spaces on the site and an additional 54 parking spaces are proposed with the new construction. Parking for a warehouse and storage facility is based on five (5) spaces plus one (1) space per two thousand April 3, 2014 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1076-C 6 square feet of gross floor area up to fifty thousand square feet; thence, in addition to the above requirement, one space per ten thousand square feet of floor area above fifty thousand square feet or potion thereof. 55 parking spaces would typically be required. The maximum building height proposed is 45-feet. The applicant has indicated no new signage is proposed with the proposed addition. According to the applicant, all signage will comply with the typical standards for industrially zoned property or a maximum of 30-feet in height and 72 square feet in area. The proposed site plan appears to fully comply with the typical development standards established by the Subdivision Ordinance. The only outstanding issue is the applicant is proposing to place the finished floor elevation below the minimum floor elevation of 257.75-feet. Per Chapter 13 of City Code, the proposed top of the finished floor should elevated to one (1) foot or more above the base flood elevation of 256.75-feet. A variance must be obtained from City Code for the proposed floor elevation. The applicant must seek a variance from the Zoning Board of Adjustment to allow the finished floor to be placed at this elevation. 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 a fee in-lieu of construction of the on-site stormwater detention. The applicant must seek approval from the Zoning Board of Adjustment to allow the finished floor as proposed. PLANNING COMMISSION ACTION: (APRIL 3, 2014) 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 a fee in-lieu of construction of the on-site stormwater detention. Staff stated the applicant was to seek approval from the Little Rock Board of Directors and not the Little Rock Zoning Board of Adjustment to allow the finished floor as proposed. April 3, 2014 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1076-C 7 There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. April 3, 2014 ITEM NO.: 4 FILE NO.: Z-962-A NAME: Slim Chickens Short-form PD-C LOCATION: Located at 7524 Cantrell Road DEVELOPER: Rock Capitol Group, LLC 4504 Burrow Drive North Little Rock, AR 72116 ENGINEER: Crafton Tull and Associates 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72211 AREA: 0.746 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District ALLOWED USES: Retail PROPOSED ZONING: PD-C PROPOSED USE: Restaurant VARIANCES/WAIVERS REQUESTED: A variance from Sections 30-43 and 31-210 to allow the drives nearer the property lines than typically allowed per ordinance. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning of this site located at 7524 Cantrell Road from C-3, General Commercial District to PD-C. The owner is proposing to develop the property into a single use restaurant site for Slim Chickens. Right of way will be dedicated as necessary. The site plan indicates a driveway on Cantrell Road and Keightley Drive. The proposed building consists of 3,108 square feet. There will be a patio with 612 square feet, and a freezer which will contain 215 square feet. The site plan indicates 30 parking spaces to include two (2) handicap spaces. The restaurant will also have a drive-through window operation. April 3, 2014 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-962-A 2 A dumpster will be located at the northeast corner of the site. The dumpster will be enclosed as per City of Little Rock requirements. Hours of operation for the restaurant will be from 10:30 am to 10:00 pm. Signage will consist of a building sign and a free standing type sign on the corner. All signage will comply with City of Little Rock standards. Parking lot lighting will consist of pole mounted cut-off type fixtures. The request for the PD-C is to address several variances. The request includes a variance to allow driveways nearer the property line than allowed per the Boundary Street and Subdivision Ordinances. The site plan also includes a reduced number of parking spaces than typically required per the zoning ordinance. B. EXISTING CONDITIONS: This intersection of North Mississippi, Keightley Drive and Cantrell Road contains a number of commercial uses including a shopping center with a grocery store, a Wal-greens Drug Store, a convenience store with gas pumps, a furniture store and multi-family. Improvements to Cantrell Road were recently completed by AHTD to the west of this site. Improvements to Cantrell Road are scheduled to start for widening Cantrell Road from the North Mississippi, Keightley Drive intersection eastward to the intersection with Perryville Road. There is an existing commercial building located on this site. The site is presently paved from property line to property line. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200-feet of the site along with the Merriwether Neighborhood Association and the Kingwood Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Show the proposed street improvements on Keightley Drive and Cantrell Road to be constructed by AHTD. 2. Show the right-of-way centerline, existing striping, existing edge of pavement or back of curb, and driveways across the street on Keightley Drive. Pulaski County parcel data shows the Keightley Drive right of way is a total of 40 feet wide. April 3, 2014 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-962-A 3 3. The radius of driveways cannot extend beyond the projection of the property line to the street. Driveway radiuses should not exceed 10 feet. 4. Were any access deed restrictions placed on the property by AHTD with the purchase of right of way? 5. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Per the Master Street Plan, Cantrell Road is principal arterial street. The driveway spacing is 300 feet from intersections and other driveways and 150 feet from side property lines. Per the Master Street Plan, Keightley Drive is a commercial street. The driveway spacing is 250 feet from intersections and other driveways and 125 feet from side property lines. The proposed driveway locations do not comply with the spacing requirements. Driveway spacing variances must be requested. 6. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 7. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 8. Submit traffic impact analysis including stacking analysis utilizing approved modeling techniques to insure stacking does not occur on the adjacent street systems. 9. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Cantrell Road and Keightley Drive including 5-foot sidewalks with the planned development. Some improvements are being constructed on Cantrell Road and Keightley Drive by AHTD. If all boundary street improvements as found in the Master Street Plan are not constructed by AHTD, those remaining improvements are the responsibility of this property owner to construct. Show the proposed improvements to Keightley Drive. 10. 2012 Metro Plan Traffic counts show approximately 34,000 vehicles on Cantrell Road per day. Left turns into the site from Cantrell Road will likely stop in the east bound through lane due to vehicle stacking for west bound left turns to Mississippi Avenue. This will cause vehicles to stack into the intersection. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: There is an existing 3-phase line on the northwest corner of the property but does not appear to be in conflict with the project. Contact Entergy well in advance to plan for service needs. April 3, 2014 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-962-A 4 Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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 if additional fire protection or metered water service is required. 4. Contact Central Arkansas Water regarding the size and location of the water meter. 5. 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. 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 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 material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line agreement is required. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. April 3, 2014 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-962-A 5 County Planning: No comment. CATA: Site directly served by the #1 Pinnacle Heights bus route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from C-3, (General Commercial District) to PDC (Planned District Commercial) to allow the re-development of this site with a drive-through restaurant. Master Street Plan: Cantrell Road is shown as a Principal Arterial and Keightley Drive is a Local Street on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the Landscape Ordinance of the City, Section 15-81. April 3, 2014 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-962-A 6 3. The property adjacent to the north property line, and the north portion of the property adjacent to the west property line are zoned R-5. Therefore, a minimum eleven and a half (11.5) foot wide buffer (6% of the average lot width) is required along the north property line. An eleven (11) foot buffer (6% of the average lot depth) is required on the north portion of the west property line. 4. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) the full width requirement but in no case less than nine (9) feet. A minimum eleven and a half (11.5) foot wide buffer (6% of the average lot width) is required along Cantrell Road. 5. Interior landscape areas shall compromise eight percent (8%) of any vehicular use area containing twelve (12) or more spaces. 6. A landscape irrigation system shall be required for developments of one (1) acre or larger. If an automatic landscape irrigation system is not provided for developments of less than one (1) acre a water source shall be located within seventy-five (75) feet of the plants to be irrigated. 7. Dumpsters shall be screened from abutting properties and streets. The screen shall exceed the height of the dumpster or trash containment areas by at least two (2) feet not to exceed eight (8) feet total height. 8. Menu board speakers for drive-through windows shall be designed to provide for a solid wall at least six (6) feet in height and twenty (20) feet in length along the opposite lane line. This wall shall be constructed of masonry or wood with a textured finish to diminish sound deflection. 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: (March 12, 2014) Mr. Frank Riggins was present representing the owners. Staff presented an overview of the development stating there were a number of outstanding technical issues associated with the request. Staff questioned if the dumpster service hours would be limited to daylight hours. Staff also stated the order menu board was to be screened as per Section 36-208 of the Little Rock Code. Public Works comments were addressed. Staff stated the street improvements to Keightley Drive and Cantrell Road were to be completed by AHTD. Staff stated with the widening of Cantrell Road there would not be a center turn lane adjacent to this site. Staff requested the applicant provide a traffic analysis for the proposed development. Staff stated the request would include a driveway April 3, 2014 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-962-A 7 spacing variance to allow the drives on Cantrell Road and Keightley Drive as proposed. Landscaping comments were addressed. Staff stated a land use buffer and screening was required where the development was adjacent to residentially zoned or used property. Staff also stated the interior landscape areas were to comprise a minimum of eight (8) percent of any vehicular use area. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing a number of the issues raised at the March 12, 2014, Subdivision Committee meeting. The applicant has indicated the hours of dumpster service will be limited to daylight hours and stated the order menu board will be screened to meet the typical ordinance requirements. The applicant is still working with staff on the traffic analysis for the site. The rezoning request is from C-3, General Commercial District to PD-C to allow the redevelopment of the site with a 3,108 square foot restaurant. There will be a patio with 612 square feet, and a freezer which will contain 215 square feet. The gross square footage is 3,935. The site plan includes 30 parking spaces. The site plan includes a drive-through lane and stacking for seven (7) cars without impacting the on-site parking. Based on one (1) parking space per 100-gross square feet of floor area, the ordinance would typically require 39-parking spaces to serve the restaurant use. Based on the available parking on-site and the ability to stack cars staff is supportive of the reduced number of parking spaces as proposed. Staff is continuing to study the on-site stacking of vehicles. Right of way will be dedicated as necessary to meet the Master Street Plan and Subdivision Ordinance. Street improvements will be completed per the Boundary Street Ordinance requirements. A dumpster will be located at the northeast corner of the site. The dumpster will be enclosed as per City of Little Rock requirements. The dumpster hours of service will be limited to daylight hours. The applicant has indicated the hours of operation for the restaurant will be from 10:30 am to 10:00 pm. April 3, 2014 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-962-A 8 Signage will consist of a building sign and a free standing type sign on the corner. The ordinance typically allows the ground sign to be a maximum of 36-feet in height and 160 square feet in area. Building signage is limited to a maximum of ten (10) percent of the façade area abutting the public streets. The applicant has indicated all signage will comply with City of Little Rock standards. All site lighting will be low level and directional, directed downward and into the site. Parking lot lighting will consist of pole mounted cut-off type fixtures. The request includes a variance associated with the driveway locations. The drive on Cantrell Road is located nearer the eastern property line and nearer the intersection than typically allowed per ordinance. The driveway on Keightley Drive is also located nearer the property line and the intersection than typically allowed per ordinance. AHTD has stated the driveway on Cantrell Road has curbed radii wrapping around which is not allowed on drives. According to AHTD the driveway should follow DR-1 design standard. Also, wheelchair ramps (which are not needed if the drive follows DR-1 design standard) must be included to allow a wheelchair to cross the island of the proposed driveway. The island as shown would not allow wheelchair ramps or pedestrian cut-through. AHTD is in favor of the right- in/right-out only with the island as indicated on the site plan. Staff is generally supportive of the proposed development but there are a number of outstanding technical issues associated with the request. Staff will continue to work with the developer and provide a recommendation at the April 3, 2014, public hearing. I. STAFF RECOMMENDATION: Staff recommendation forthcoming. PLANNING COMMISSION ACTION: (APRIL 3, 2014) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request on March 31, 2014, requesting deferral of the item to the May 15, 2014, 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 of the item. The Chair entertained a motion for approval of the By-law waiver with regard to the late deferral request. The motion April 3, 2014 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-962-A 9 carried by a vote of 11 ayes, 0 noes and 0 absent. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. April 3, 2014 ITEM NO.: 5 FILE NO.: Z-2502-B NAME: New Africa Development Long-form PCD LOCATION: Located South of 40th Street between Whitfield and Potter Streets DEVELOPER: Islamic Center for Human Excellence 1717 Wright Avenue Little Rock, AR 72203 SURVEYOR: Anderson Surveying P.O. Box 129 Van Buren, AR 72957 ARCHITECT: WD&D 400 West Capitol Avenue Little Rock, AR 72201 AREA: 13.62 acres NUMBER OF LOTS: 31 FT. NEW STREET: 0 LF CURRENT ZONING: PD-R, MF-12 and C-3 ALLOWED USES: Single-family residential, Mosque, School, Multi-family and Retail PROPOSED ZONING: PCD PROPOSED USE: Single-family residential, Elderly housing, Mosque, School, Community Center, Retail and Office VARIANCES/WAIVERS REQUESTED: None requested. The applicant requested at the March 12, 2014, Subdivision Committee meeting this item be deferred to the May 15, 2014, public hearing. Staff is supportive of the deferral request. April 3, 2014 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-2502-B 2 PLANNING COMMISSION ACTION: (APRIL 3, 2014) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had requested at the March 12, 2014, Subdivision Committee meeting the item be deferred to the May 15, 2014, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. April 3, 2014 ITEM NO.: 6 FILE NO.: Z-6998-A NAME: Confetti’s Party Rental Revised PD-C LOCATION: Located at 6000 South Shackleford Road DEVELOPER: Confetti’s Party Rental 6000 South Shackleford Road Little Rock, AR 72205 SURVEYOR: Blaylock Threet Engineer, Inc. 1510 South Broadway Little Rock, AR 72202 ARCHITECT: Terry Burruss Architects 11912 Kanis Road, Suite F-8 Little Rock, AR 72211 AREA: 3.38 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PD-C ALLOWED USES: Party rental PROPOSED ZONING: Revised PD-C PROPOSED USE: Building expansion VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 18,493 adopted by the Little Rock Board of Directors on June 5, 2001, rezoned the property from R-2, Single-family to PD-C. The rezoning allowed the construction of a 13,750 square foot building to be used as an office with showroom and warehouse space. The approval allowed the use of 900 square feet as office space, April 3, 2014 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-6998-A 2 480 square feet as showroom area and 12,370 square feet as warehouse space. The business was proposed as rental of party and convention equipment (tables, chairs, table linens, tents, etc.). A portion of the warehouse was to be used for the storage, cleaning and repair of the equipment and laundering of the table linens. The hours of operation were from 7:30 am to 6:00 pm Monday through Saturday. As a part of the approval a 5-year deferral of the required street improvements to Shackleford Road were approved. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a modification to the existing PD-C to allow warehouse additions to the existing facility. The existing building contains 13,750 square feet. There are 21-parking spaces located on the site. The applicant is proposing two (2) additions, in three (3) phases. The site plan includes a 5,000 square foot addition along the rear of the building and a 10,000 square foot addition in two (2) phases along the north side of the building. Three (3) new parking spaces will be added with the western addition to the building. B. EXISTING CONDITIONS: The building has been constructed with parking within the front yard and a drive in the rear to access the warehouse portion of the business. The site contains a number of mature trees along the northern perimeter. There is a fence company located to the south at the southwest corner of Shackleford Road and Stagecoach Road. There is undeveloped R-2, Single-family zoned property to the north and west, with undeveloped C-1, Neighborhood Commercial zoned property to the east across Shackleford Road. There is an office-warehouse building across Shackleford Road to the southeast. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200-feet of the site along with the Stagecoach Dodd Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Shackleford 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. April 3, 2014 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-6998-A 3 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Shackleford Road including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from centerline. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 4. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 7. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Greg Simmons) for more information. 8. All driveways shall be concrete aprons per City Ordinance. 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy has a 3-phase power line running along the south side of South Shackleford Road. Care must be taken when constructing addition “A” so as to maintain code clearance to power line. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. April 3, 2014 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-6998-A 4 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 if additional fire protection or metered water service is required. 4. Contact Central Arkansas Water regarding the size and location of the water meter. 5. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 6. 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. 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 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 material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line agreement is required. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Site is out of service area. About 1.25 miles from nearest bus stop on #9 West Central/Barrow Road route. Parks and Recreation: No comment received. April 3, 2014 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-6998-A 5 F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the I-430 Planning District. The Land Use Plan shows Service Trades District (STD) for this property. This category provides for a selection of office, warehousing, and industrial park activities that primarily serve other office service or industrial businesses. The district is intended to allow support services to these businesses and to provide for uses with an office component. A Planned Zoning District is required for any development not wholly office. The applicant has applied for a revision to an existing PDC (Planned District Commercial) to allow for additional structures for an existing use on the site. Master Street Plan: Shackleford Road is shown as 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 Shackleford Road since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lanes are shown along Shackleford 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. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the Landscape Ordinance of the City, Section 15-81. 3. The property adjacent to the north property line, west property line and a portion of the south property line is zoned R-2, Single-family. Therefore, a minimum twenty-eight and a half (28.5) foot wide buffer (6% of the average lot width) is required along the west property line. A seventeen and a half (17.5) foot buffer (6% of the average lot depth) is required on the north and south property line. April 3, 2014 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-6998-A 6 4. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) the full width requirement but in no case less than nine (9) feet. The average lot depth is approximately three hundred and fifty-eight (358) feet. A twenty-eight and a half (28.5) foot street buffer will be required. 5. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas not open to public parking. These areas shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. 6. An irrigation system shall be required for developments of one (1) acre or larger. 7. Curb and gutter or other approved border is required to protect landscape areas from vehicular traffic. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (March 12, 2014) Mr. Terry Burruss was present representing the request. Staff presented an overview of the proposed development stating there were few outstanding technical issues associated with the request. Staff questioned if the building could be shifted to the west to meet a minimum setback once the dedication of right of way was made and provide a street buffer landscaped strip. Staff also requested Mr. Burruss provide the maximum building height proposed for the new construction. Public Works comments were addressed. Mr. Burruss questioned if the street construction could be tied to phases of building construction. Staff stated it was possible to tie the required street construction to a later phase if there were multiple phases proposed for construction. Staff requested Mr. Burruss provide the proposed phasing plan on the site plan. Landscaping comments were addressed. Staff stated a land use buffer was required on the site where adjacent to dissimilar use of a more restrictive nature. Staff stated a minimum street buffer of nine (9) feet was required along Shackleford Road. 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. April 3, 2014 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-6998-A 7 H. ANALYSIS: The applicant submitted a revised site plan to staff addressing a number of the issues raised at the March 12, 2014, Subdivision Committee meeting. The applicant has relocated the building to allow for the right of way dedication and required landscape strip along Shackleford Road. The applicant has also provided the maximum building height (25-feet) on the site plan. No new signage is proposed with the new construction. The request is to modification an existing PD-C to allow warehouse additions to the existing facility. The existing building contains 13,750 square feet. The applicant is proposing two (2) additions, in three (3) phases. The site plan includes a 5,000 square foot addition along the rear of the building and a 10,000 square foot addition in two (2) phases along the north side of the building. Three (3) new parking spaces will be added with the proposed western addition. There are 21-parking spaces currently located on the site. The parking required to meet the typical ordinance requirements for a warehouse building would be 23-parking spaces. The existing building contains 13,750 square feet with a 15,000 square foot addition for a total of 28,750 square feet. For the office portion of the building three (3) parking spaces are required. For the showroom/warehouse portion of the building 20-parking spaces are required. With the final construction a total of 24-parking spaces will be located on the site. The applicant is requesting a deferral of the required street construction to Shackleford Road until the Phase II portion of construction. Staff is supportive of the deferral request. There are no outstanding technical issues associated with the request. Staff feels the building addition 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 deferral of the required street improvements to Shackleford Road until the Phase II portion of the development. April 3, 2014 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-6998-A 8 PLANNING COMMISSION ACTION: (APRIL 3, 2014) 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 deferral of the required street improvements to Shackleford Road until the Phase II portion of the development. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. April 3, 2014 ITEM NO.: 7 FILE NO.: Z-7812-A NAME: Pintura Estates Long-form PD-R LOCATION: Located in the 14800 Block of Kanis Road DEVELOPER: Pintura Estates, LLC 1315 Scott Street Little Rock, AR 72201 ENGINEER: Crafton Tull and Associates 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72211 AREA: 6.14 acres NUMBER OF LOTS: 31 FT. NEW STREET: 1,118 LF CURRENT ZONING: PD-R - Expired ALLOWED USES: Residential subdivision containing attached single-family and townhouse condominium units PROPOSED ZONING: PD-R PROPOSED USE: Single-family VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 19,334 adopted by the Little Rock Board of Directors on June 21, 2005, rezoned this site from R-2, Single-family to PD-R to allow the development of a new residential subdivision containing an attached single-family development and townhouse condominium units. The site plan included 14 residential lots and 25 townhouse condominiums. This development did not occur. The PD-R zoning has expired. April 3, 2014 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-7812-A 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now requesting a rezoning of 6.14 acres from PD-R Expired to PD-R to allow the development of 31 patio home style lots. The average lot size proposed is 5,645 square feet. The developer is proposing 5-foot front and side yard setbacks and a 10-foot rear yard setback. The streets will be constructed to City standard in a 45-foot right of way. The streets are proposed as private streets. The development is not proposed with gates but the developer is request the ability to gate the subdivision in the future. B. EXISTING CONDITIONS: The site contains several out buildings and a manufactured home. The site has a scattering of trees and slopes from north to south. Other uses in the area include Baker Elementary School to the south, a gun shop, apartment units and office uses. To the north of the site is the Parkway Place Subdivision a single-family neighborhood. To the east of the site is property with single-family homes which appear vacant. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200-feet of the site along with the Parkway Place Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5-foot sidewalk with the planned development. The new back of curb should be located 29.5 feet from centerline. The full half street improvements should extend to the projection of the property to the right of way centerline and the taper created by striping. The center median on Kanis Road should not be constructed with this phase of construction of Kanis Road. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct street improvement to these streets with planned development. The subdivision should be designed for turn April 3, 2014 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-7812-A 3 movements by an SU-30 vehicle. The entrance round-a-bout and island south of the entrance will not pass an SU-30 vehicle. Check geometry on all other turning movements. 4. The emergency access should be at least 20 feet wide and constructed to provide all weather access. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is a variance requested to advance grade the lots or future phases with construction of the streets in the first phase? 6. Stormwater detention ordinance applies to this property. The detention pond should be located where a sufficient amount of stormwater flow can be collected to provide detention for this subdivision. 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 8. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 10. 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 379-1813 (Greg Simmons) for more information. 11. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more information. 12. The call box should be located for the gate to provide stack space for three (3) vehicles between the call box and Kanis Road curb line. A turn around area for an SU-30 vehicle should be provided between the call box and the gate. 13. Street names and street naming conventions must be approved by Public Works. Contact Glenn Haley at (501) 371-4537. 14. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. April 3, 2014 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-7812-A 4 15. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 16. Baker Elementary School currently has a 5-year deferral for boundary street improvements to Kanis Road and Baker Lane. Baker Lane will be relocated further to the north to create a 90 degree intersection with Kanis Road. The current driveway location will create left turn conflicts with school traffic. 17. 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. 18. For private streets, an entrance apron should be constructed of concrete from the back of curb of the public street to the property line. 19. A Type 3 access ramp should be installed within the subdivision at the 4-way intersection and a Type 1 access ramp should be installed at the entrance intersection with Kanis Road. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if sewer service is required for this project. Contact Little Rock Wastewater for additional information. Entergy: Entergy has a 3-phase power line on the west side of Kanis Road adjacent to the development. Contact Entergy well in advance to plan service extension into the development. Entergy will require its lines to be installed along the front property lines of the development. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges for all main extensions and connections off Kanis Road. 2. All Central Arkansas Water requirements in effect at the time of request for water service must be met. April 3, 2014 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-7812-A 5 3. A water main extension will be needed to provide water service to Lots 3 and 4 on this property, perhaps an easement should be shown on the plat. 4. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 5. 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. 6. 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. 7. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 8. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Fire Department: Place fire hydrant(s) per code. Maintain access. Must have two (2) ways to enter and exit. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Out of service area – almost two (2) miles from nearest bus stop at Wal-mart on Bowman Road or #5 West Markham route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density is for single-family homes at densities no greater than six (6) dwelling units per acre. The applicant has applied for a rezoning from PDR - Expired (Planned District Residential) to PDR (Planned District April 3, 2014 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-7812-A 6 Residential) to allow for the development of single family tracts at a density of around five (5) units per acre on land that had previously been approved for townhouse development. Master Street Plan: Kanis Road is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (March 12, 2014) Mr. Frank Riggins was present representing the request. Staff presented an overview of the development stating there were additional items necessary to complete the review process. Staff requested additional information concerning any proposed fencing, if accessory structures would be allowed and if the building lines included buildable areas for accessory structures. Public Works comments were addressed. Staff stated street improvements to Kanis Road should include a dedication of right of way to 45-feet from centerline and the new back of curb should be located 29.5-feet from centerline. Staff stated the median for Kanis Road should not be constructed at this time. Staff stated the call box for the subdivision should be located to provide a minimum stack for three (3) cars. Staff stated the radius for the streets should include turning movements for a SU-30 vehicle. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised cover letter and site plan to staff addressing a number of the issues raised at the March 12, 2014, Subdivision Committee meeting. The revised site plan indicates perimeter fencing, street improvements to Kanis Road and the turning movements for a SU-30 vehicle. The applicant has indicated the required boundary street ordinance improvements will be completed to Kanis Road with the final platting of the subdivision which is April 3, 2014 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-7812-A 7 proposed to be developed in a single phase. A Type 3 access ramp should be installed within the subdivision at the 4-way intersection and a Type 1 access ramp should be installed at the entrance intersection with Kanis Road. The request is to rezone 6.14 acres from PD-R Expired to PD-R to allow the development of 31 patio home style lots. The average lot size proposed is 5,645 square feet. The minimum lot size proposed is 4,398 square feet. The developer is proposing 5-foot front and side yard setbacks and a 10-foot rear yard setback. The plat indicates the setbacks include buildable areas for the principal structure as well as any accessory structures on the lot. The applicant has indicated accessory structures will be allowed within the development as typically allowed per the R-2, Single-family zoning district. The homes are proposed square footages ranging from 1,850 square feet to 2,350 square feet. A perimeter fence has been indicated on the site plan. The applicant has indicated the development fence will be a four (4) foot split-rail fence located along the property line on Kanis Road. The applicant is requesting the ability to place a six (6) foot fence along Kanis Road as well as along the remaining perimeters should the future homeowners desire to install the fence. Interior fencing will be allowed per the typical standard of the R-2, Single-family Zoning District. The streets will be constructed to City standard in a 45-foot right of way with 27-feet of paving. The streets are proposed as private streets. The development is not proposed with gates at this time but the request includes the ability to gate the subdivision in the future. The development will include a subdivision identification sign for the proposed single-family portion of the development. The sign will be a maximum of 6-feet in height and 64-square feet in area. Staff is supportive of the request. The current request is to allow the development of the subdivision with 31-detached single-family lots. The previous approval allowed for the construction of 39 units. The development is proposed at a density of around five (5) units per acre which is consistent with the density allowed per the Residential Low designation of the City’s Future Land Use Plan. Staff feels the rezoning 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. April 3, 2014 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-7812-A 8 PLANNING COMMISSION ACTION: (APRIL 3, 2014) The applicant was present. There was one (1) registered objector and one (1) citizen with questions concerning the development present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Mr. Travis Trolley of Crafton Tull and Associates was present representing the request. Mr. Trolley stated he would reserve his time to address questions and concerns raised by the opposition. Mr. Christian Nelson addressed the Commission on behalf of Ms. BJ White. He stated Ms. White was not opposed to development but was concerned with drainage in the area. He provided the Commission with photos of recent flooding in the area. He stated when there was one (1) to two (2) inches of rain in a short period of time Ms. White had to move items from the site and vacuum water from her home. He stated Ms. White’s concern was drainage. Mr. Trolley stated the site would provide detention as required by City ordinance. He stated there would not be any additional water from the site released than was currently being released. He stated the current problem would not increase based on the development of the new homes. Ms. Danna Carver questioned the development and if the new development could create any additional water on property she owned. She stated her property was located across Kanis Road and there were no ditches in place to handle the existing drainage. She stated Baker Elementary had created addition water on her property and questioned with the placement of additional paving and a sidewalk if this would create additional flooding in the area. The Commission questioned staff if they were aware of drainage issues in the area. Staff stated there was a long history of drainage problems in the area. Staff stated the property on the south side of Kanis Road was located in the County. Staff stated the County had dug a ditch along Kanis Road to help with the drainage. Staff stated this subdivision would discharge below Ms. Carve and Ms. White’s property. There was a general discussion concerning the location of gravity sewer in the area and where the sewer service would be extended from. Mr. Trolley stated the sewer service would be extended ½ mile from the intersection of Kanis and Cooper Orbit Roads. He stated street improvements to Kanis Road would be completed per the Master Street Plan. April 3, 2014 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-7812-A 9 There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. April 3, 2014 ITEM NO.: 8 FILE NO.: Z-8924 NAME: Brasher Short-form PD-R LOCATION: Located at 522 Rice Street DEVELOPER: Paul Page Dwellings LLC 324 East 15th Street Little Rock, AR 72202 SURVEYOR: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.17 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-4, Two-family ALLOWED USES: Single-family and Two-family residential PROPOSED ZONING: PD-R PROPOSED USE: Single-family – 2 residential lots VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing a rezoning of this lot from R-4, Two-family to PD-R to allow an existing platted lot to be split. The lot is currently 50.37-feet by 150-feet fronting on Rice Street. The applicant is proposing to split the lot into two (2) lots. One (1) lot is proposed 50.37-feet by 75-feet and the second lot is proposed 45.37-feet by 75-feet. The site plan indicates a buildable area on each lot with 5-foot front and rear setbacks and 10-foot side yard setbacks. April 3, 2014 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-8924 2 B. EXISTING CONDITIONS: The property is an existing platted lot with streets along the eastern and southern perimeters. Rice Street is a narrow City street with open ditches for drainage. East of the site is a railroad main line. South of the site is a vacant lot, a portion of which is being used by the White Water Tavern as parking. White Water Tavern is located to the southwest of this site. South of the site across West 7th Street are a number of commercial and industrial uses including a plumbing supply company. Single-family and duplex housing are the predominate use in the area. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200-feet of the site along with the Capitol View/Stifft Station and Capitol Hill Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. West 6th 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. The southeast corner of the lot must follow the curvature of the existing edge of pavement of Rice Street and West 6th Street. A dedication of right-of-way to 10 feet from the edge of pavement will be required. 3. The paved alley does not show on Pulaski County Parcel data. If the alley is platted, it must be paved to at least 18 feet wide to the north property line. 4. Garbage collection will occur on West 6th Street and Rice Street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy has a power line running along Rice Street and going up the alley on the west side of the property. Care must be taken to maintain code clearance. Contact Entergy in advance for service needs planning. Center-Point Energy: No comment received. AT & T: No comment received. April 3, 2014 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-8924 3 Central Arkansas Water: 1. No objection. 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 if additional fire protection or metered water service is required. 4. Contact Central Arkansas Water regarding the size and location of the water meter. Fire Department: Place fire hydrant(s) per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Site is about one (1) block from the #5 West Markham bus route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the I-630 Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density is for single-family homes at densities no greater than six (6) dwelling units per acre. The applicant has applied for a rezoning from R-4 (Residential District – Two-family) to PDR (Planned District Residential) to allow the development of two (2) single family homes on the site. Master Street Plan: Rice and 6th Streets are shown as a Local Streets on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. 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. April 3, 2014 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-8924 4 G. SUBDIVISION COMMITTEE COMMENT: (March 12, 2014) The applicant was present. Staff presented an overview of the development indicating there were additional items necessary to complete the review process. Staff stated the survey did not indicate the paved area to the west as a platted alley. Staff questioned the applicant’s legal right to access the paved drive. Staff also questioned if there would be accessory structures and/or fencing with the proposed new homes. Public Works comments were addressed. Staff stated West 6th Street was classified on the Master Street Plan as a residential street and a dedication of right of way to 25-feet from centerline would be required. Staff stated a dedication of right of way to 10-feet from the pavement edge of Rice Street would be required. Staff stated garbage collection would occur on West 6th or Rice Streets. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the March 12, 2014, Subdivision Committee meeting. The applicant has indicated the western lot will take access from West 6th Street. The site plan indicates fencing will be placed per the zoning ordinance for R-2, Single-family zoned property. The applicant has also indicated the buildable area includes accessory buildings which will be allowed per the typical standards of the R-2, Single-family Zoning District. The applicant has indicated right of way dedications will be made with the replatting to satisfy the Master Street Plan. The applicant is proposing a rezoning of this lot from R-4, Two-family to PD-R to allow an existing platted lot to be split. The lot is currently 50.37-feet by 150-feet fronting on Rice Street. The applicant is proposing to split the lot into two (2) lots. One (1) lot is proposed 50.37-feet by 75-feet lot and the second lot is proposed 45.37-feet by 75-feet. The eastern lot has a pipe stem to the utility easement to the west to allow for water access without providing a water main extension. The site plan indicates a buildable area on each lot with 5-foot front and rear setbacks and 10-foot side yard setbacks. Access to the eastern lot is proposed from Rice Street. Access to the western lot is proposed from West 6th Street. April 3, 2014 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-8924 5 The applicant has indicated the lots will be replatted upon approval of the PD-R zoning. The homes will be constructed separately with only one home being constructed in the initial phase and the second home upon the sale of the first home. To staff’s knowledge there are no outstanding technical issues associated with the request. Staff does not feel the rezoning of the site to PD-R to allow the existing lot to be split will adversely impact the area. The site is presently zoned R-4, Two-family which would allow the construction of a duplex structure on the existing lot. The replatting as proposed will allow two (2) single-family homes to be constructed on the site. There is no net gain in the number of units proposed for the site based on the current zoning. 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: (APRIL 3, 2014) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. April 3, 2014 ITEM NO.: 9 FILE NO.: Z-8925 NAME: Gillham Short-form PID and Right of Way Abandonment for a 20-foot alley located along the northern property line LOCATION: Located at 5016 Asher Avenue DEVELOPER: Container and Storage of AR Mary Gillham 5016 Asher Avenue Little Rock, AR 72204 SURVEYOR: Blaylock Threet Engineer, Inc. 1510 South Broadway Little Rock, AR 72202 AREA: 0.4284 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: I-2, Light Industrial ALLOWED USES: Industrial PROPOSED ZONING: PID PROPOSED USE: Add storage containers to be used as mini-warehouse as an allowable use. VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning of the site from I-2 to PID to allow shipping containers to be used for mini-warehouse units. The applicant is requesting the containers be considered as temporary buildings. The applicant has stated the units will secured in accordance with State and Federal requirements. April 3, 2014 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-8925 2 The property is currently zoned I-2, Light Industrial District which allows mini-warehouse as an allowable use. The reasoning for the rezoning is to allow the temporary structures to be used as warehouse units. The request includes the abandonment of an alley located along the northern property line. The alley is 20-feet wide and runs east 115-feet from Monroe Street connecting to a north/south alley which extends from Brack Street. The eastern portion of this alley was previously closed. B. EXISTING CONDITIONS: The property is located on the corner of Monroe Street and Asher Avenue. There is a vacant lot located to the east also fronting Asher Avenue. Kauffman Lumber Company is located to the west of this site. There is a second lumber company located to the north on Brack Street. Other uses in the area to the east include single-family homes, a convenience store and a liquor store. To the west include a private club, vacant commercial buildings and multi-family. Uses to the south include auto repair, a convenience store and a large warehouse distribution facility. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200-feet of the site along with the University District, the Curran Conway Neighborhood Association, the South of Asher Neighborhood Association and the Midway Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Asher Avenue is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to 45 feet from centerline will be required. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Asher Avenue and Monroe Street. 3. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements located in the right-of-way including signage, parking and gates. 4. Easements are required to be platted within the abandoned alley for stormwater drainage. April 3, 2014 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-8925 3 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Power line exists on west side of property with service to the existing building from the rear. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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 if additional fire protection or metered water service is required. 4. Contact Central Arkansas Water regarding the size and location of the water meter. 5. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 6. 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. 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 377-1226 if you would like to discuss backflow prevention requirements for this project. April 3, 2014 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-8925 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 material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line agreement is required. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Site is directly served by the #14 Rosedale bus route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the I-630 Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from I-2 (Light Industrial District) to PID (Planned Industrial District) to allow the addition of temporary structures to be used as mini-warehouse on this site. Master Street Plan: Asher Avenue is a Principal Arterial and Monroe Street is a Local Street on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Asher Avenue since it is a Principal Arterial. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: Class II Bike Lanes are shown along Asher Avenue. Bike Lanes provide a portion of the pavement for the sole use of bicycles. April 3, 2014 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-8925 5 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. All vehicular use areas which were in existence prior to the effective date of the Landscape Ordinance may continue as non-conforming until such time a building permit is issued to rehabilitate a structure on the property exceeding (50) percent of current replacement cost of the structure. At such time (50) percent of the existing vehicular use area shall be brought into compliance and shall continue to full compliance on a graduated scale based on the percentage of rehabilitation cost. 4. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the Landscape Ordinance of the City, Section 15-81. 5. The property adjacent to the north and east property line is zoned C-4, General Commercial District. The minimum buffer shall be (6% of the average lot width) with minimum dimension of nine (9) feet in all instances. A nine (9) foot buffer is required along north and east property lines. 6. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) the full width requirement but in no case less than nine (9) feet. A nine (9) foot buffer is required along Asher Avenue. 7. The property is located in the City’s Designated Mature area. A twenty-five percent (25%) reduction of the buffer requirements is acceptable. 8. Interior landscape areas shall compromise eight percent (8%) of any vehicular use area containing twelve (12) or more spaces. 9. If an automatic landscape irrigation system is not provided for developments of less than one (1) acre a water source shall be located within seventy-five (75) feet of the plants to be irrigated. 10. Curb and gutter or other approved border is required to protect landscape areas from vehicular traffic. April 3, 2014 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-8925 6 11. 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: (March 12, 2014) The applicant was present. Staff presented an overview of the development stating there were additional items necessary to complete the review process. Staff questioned if the dumpster hours would be limited to daylight hours. Staff also questioned if the site would have 24-hour access. Staff requested details of the proposed signage plan. Staff also stated all areas subject to wheeled traffic were to be paved. Public Works comments were addressed. Staff stated a radial dedication of right of way at the intersection of the abutting streets was required. Staff also stated a franchise agreement was required for any improvements located in the right of way. Landscaping comments were addressed. Staff stated street buffers and land use buffer were required along the perimeters of the site. Staff also stated an upgrade in landscaping would be required with the issuance of a building permit for the placement of the containers on the site. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan and cover letter to staff addressing the issues raised at the March 12, 2014, Subdivision Committee meeting. The hours of dumpster service have been limited to daylight hours, the site will not have 24-hour access and the applicant has provided the proposed signage plan. The hours of operation of the business are from 7:00 am to 7:00 pm daily. The applicant is requesting a rezoning of the site from I-2 to PID to allow shipping containers to be used for mini-warehouse units. The applicant is requesting the containers be considered as temporary buildings. The applicant has stated the units will secured in accordance with State and Federal requirements. The applicant has provided from a Structural Engineer the required layout and the required anchoring for the units. April 3, 2014 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-8925 7 The applicant has indicated the containers will be painted a uniform color. The containers will be placed on the existing property line along the alley which is proposed for abandonment which if the alley abandonment is approved will result in a 10-foot setback from the property line. The site plan includes the placement of the containers to be used as the screening mechanism for the site. In the area where there are breaks in the containers fencing will be installed to screen and secure the site. The site plan indicates the placement of landscaping along the eastern and western perimeters of the site. The landscape strip is indicated at 6-feet 9-inches. The applicant has indicated trees and shrubs will be installed within the landscape strip as required by City ordinance. Staff recommends the applicant install the required landscaping in October 2014 and not at the time of approval of the PID zoning. The applicant has indicated the existing ground sign will be refaced. The applicant has indicated the signage will not exceed signage allowed in commercial zones or a maximum of 36-feet in height and 160 square feet in area. Building signage will be placed along the facades abutting the public streets. The sign area will not exceed ten (10) percent of the façade area along the street side. The request includes the abandonment of an alley located along the northern property line. The alley is 20-feet wide and runs east 115-feet from Monroe Street connecting to a north/south alley which extends from Brack Street. The eastern portion of this alley was previously closed. The alley will be abandoned as a public right of way but will be maintained as a drainage and utility easement. Staff is supportive of the request. The property is currently zoned I-2, Light Industrial District which allows mini-warehouse as an allowable use. The use of temporary structures as the mini-warehouse units necessitates the need for the rezoning. 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 request for abandonment of the 20-foot wide by 115-foot alley extending from Monroe Street. Staff recommends a deferral of the required landscaping until October 2014. April 3, 2014 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-8925 8 PLANNING COMMISSION ACTION: (APRIL 3, 2014) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the request for abandonment of the 20-foot wide by 115-foot alley extending from Monroe Street. Staff presented a recommendation of deferral of the required landscaping until October 2014. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. April 3, 2014 ITEM NO.: 10 FILE NO.: Z-8926 NAME: Ibsen Short-form PD-R LOCATION: Located at 905 North Spruce Street DEVELOPER: Michael Dane Ibsen P.O. Box 250565 Little Rock, AR 72225 SURVEYOR: Thomas Engineering Company 3810 Lookout Road North Little Rock, AR 72116 AREA: 0.15 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: Add a garage with an accessory living quarters VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is a rezoning from R-2, Single-family to PD-R to allow the construction of a garage with an accessory living quarters on the second level within the rear yard area of this existing home located within Hillcrest. The construction of the garage does not exceed the rear yard lot coverage typically allowed by the Hillcrest Design Overlay District. The lot coverage is 23.8 percent. The Hillcrest DOD allows maximum rear yard lot coverage of 40 percent. The property is zoned R-2, Single-family. To allow the accessory living quarters within the R-2, Single-family Zoning District requires a rezoning or a conditional use permit. The applicant has elected to rezone the site to a PD-R to allow the accessory living quarters. April 3, 2014 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-8926 2 B. EXISTING CONDITIONS: This area of Hillcrest contains a mixture of uses including single-family, multi-family, commercial and public institutional uses. Along Kavanaugh Boulevard are restaurants, a grocery, banking and general and professional office uses. To the north of this property is a church, Pulaski Heights Christian Church and west of the property is Mt. St. Mary’s School. There are a number of homes in this general area which have been constructed or have been allowed to convert an accessory structure or building into a garage apartment. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200-feet of the site along with the Hillcrest Residents Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy has 3-phase distribution line running parallel to the eastern border of this property. Please contact Entergy prior to any construction to ensure that we agree that code clearances can be met during and after construction of the proposed structure. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. No objection. 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 if additional fire protection or metered water service is required. April 3, 2014 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-8926 3 4. Contact Central Arkansas Water regarding the size and location of the water meter. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: One block from #1 Pulaski Heights Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density is for single-family homes at densities no greater than six (6) dwelling units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to PDR (Planned District Residential) to allow for the development of an accessory structure (with the possibility of being an accessory dwelling) on rear of this site. The site is within the Hillcrest Design Overlay District. Master Street Plan: Spruce Street is a Local Street on the Master Street Plan. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: No comment received. G. SUBDIVISION COMMITTEE COMMENT: (March 12, 2014) The applicant was present. Staff presented the item stating the item was located within the Hillcrest Design Overlay District. Staff stated the proposed garage exceeded the maximum 40-percent rear yard coverage allowed by the DOD. Staff questioned if the accessory structure would have a finished living space above the garage. Staff also questioned if the accessory structure would have separate meters. April 3, 2014 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-8926 4 Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised cover letter to staff addressing the issues raised at the March 12, 2014, Subdivision Committee meeting. The original application included a variance from the Hillcrest DOD to allow the proposed garage to exceed the maximum rear lot coverage. Based on comments raised by Entergy to structure has been moved closer to the house and no longer exceeds the allowable rear yard lot coverage. As presently proposed the rear yard lot coverage is 23.8 percent. The Overlay allows 40 percent rear yard lot coverage. The applicant is requesting the second level of the garage to be allowed to convert to an accessory living quarters in the future. The applicant has also indicated the second structure will not have a separate meter but is requesting to be allowed a second meter in the future should the need arise. The property is located within the Hillcrest Design Overlay District which has specific development criteria. The ordinance states property, if for any reason, that cannot be developed without violating the standards of the DOD shall be reviewed through the planned zoning district section of the zoning ordinance, with the intent to devise a workable development plan which is consistent with the purpose and intent of the overly ordinance. To allow the accessory living quarters within the R-2, Single-family Zoning District requires a rezoning or a conditional use permit. The applicant has elected to rezone the site to a PD-R to allow the accessory living quarters. All other aspects of the proposed construction comply with the typical standards of the Hillcrest Design Overlay District. Staff is supportive of the request. Staff does not feel the placement of the garage within the rear yard area with the accessory living quarters will adversely impact the area. The garage is proposed with parking for two (2) vehicles and the existing drive can also accommodate two (2) additional vehicles. 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. April 3, 2014 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-8926 5 PLANNING COMMISSION ACTION: (APRIL 3, 2014) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. April 3, 2014 ITEM NO.: 11 FILE NO.: Z-7867-B NAME: PB General Springer Revised Short-form PCD LOCATION: Located at 4744 and 4754 Springer Boulevard DEVELOPER: PB General, Springer, LLC P.O. Box 22407 Little Rock, AR 72221 SURVEYOR: Global Surveying Consultants, Inc. 6511 Heilman Court North Little Rock, AR 72118 AREA: 0.858 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District and PCD ALLOWED USES: Retail uses, Martial arts studio, Second hand store PROPOSED ZONING: PCD PROPOSED USE: General Retail VARIANCES/WAIVERS REQUESTED: A variance from Section 32-8 to allow the placement of a corner of the building within the 50-foot sight triangle. BACKGROUND: Ordinance No. 19,359 adopted by the Little Rock Board of Directors on August 1, 2005, rezoned a 1.01+ property from I-2, Light Industrial District to PCD to allow the existing building containing approximately 5,400 square feet to be utilized with two (2) prospective users. The approval allowed a minimum of 1,700 square feet of the commercial building to be utilized as a martial arts studio and a minimum of 1,500 square feet of the building to be used as a thrift shop. A vacant residential structure was located in the PCD rezoning. No uses were identified for the vacant structure. April 3, 2014 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7867-B 2 On February 20, 2014, the Commission denied a request to rezone the site from C-3, General Commercial District and PCD to allow the site to redevelop with a single building to be used as a retail use. Access to the site was proposed from Springer Boulevard and also Simpson Street. Truck traffic was proposed to enter the site from Simpson Street and exit onto Springer Boulevard. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The site currently consists of two lots. The lot located at 4744 Springer Boulevard is currently zoned PCD (with an I-2, Light Industrial underlying zoning). The lot located at 4754 Springer Boulevard is currently zoned C-3, General Commercial District. The site is currently not in use but has an existing building. The current City of Little Rock Future Land Use map shows the property is in an area placed for Mixed Use. Approval of the application to rezone will allow the applicant to develop the site with a 9,100 square foot general merchandise retail store. The request is the second PCD application for this site. At the public hearing before the Planning Commission on February 20, 2014, the application was denied. The applicant has met with the adjacent property owners and the City to discuss what could be done to provide a remedy for the concerns raised at the public hearing. The site plan was previously designed with the building along the property line on Carolina Street, two drives (one on Springer Boulevard and one on Simpson Street), with the dumpster area and the loading/unloading area near the drive on Simpson Street. With the previous design, a corner of the building was located within the 50-foot triangle area at the intersection of Springer Boulevard and Carolina Street which would case an obstruction to visibility per City ordinance. The adjacent property owners expressed concerns with the aesthetics of the site design, traffic issues that would be caused by the trucks accessing the drive at Simpson Street and issues with the dumpster location. In an effort to address these concerns, the new proposed site plan has been redesigned with the only access drive being on Springer Boulevard. This will eliminate the issues with traffic on Carolina Street and Simpson Street. The building is designed with the HVAC unit on top of the building with screening. The site plan includes extra wall treatment on the building along the sides facing Simpson and Carolina Streets to be more aesthetically pleasing to the adjacent owners. The dumpster is located nearer Springer Boulevard adjacent to the commercially zoned property. A 6-foot wood privacy fence along the west and southwest property lines are indicated on the proposed site plan. Sidewalks will be placed along Carolina and Simpson Streets as well as widening of Carolina Street to a 15.58 foot lane width from centerline. The request includes a variance to allow a 28-foot sight line at the intersection of Carolina and Simpson April 3, 2014 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7867-B 3 Streets. The site plan indicates landscape buffers around the entire site with additional plantings within the landscaped area along Simpson and Carolina Streets. B. EXISTING CONDITIONS: The site contains a vacant commercial building. The parking areas are currently in place with an access drive from Springer Boulevard and also a drive located on Simpson Street. To the west of the site is a mixture of residential and commercial uses. South of the site are single-family residences and duplex homes. Located within the general area is the Granite Mountain housing development, two (2) churches and mining to the north of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200-feet of the site along with the Granite Mountain Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Springer Boulevard 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. Due to the proposed use of the property, the Master Street Plan specifies that Carolina Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 3. Due to the proposed use of the property, the Master Street Plan specifies that Simpson Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 4. A 20 foot radial dedication of right-of-way is required at the intersection of Springer Boulevard and Carolina Street. 5. A 20 foot radial dedication of right-of-way is required at the intersection of Carolina Street and Simpson Street. 6. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to Springer Boulevard including 5-foot sidewalks with the planned development. Springer Boulevard is Arkansas Highway 365. AHTD denied any improvements to Springer Boulevard. April 3, 2014 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7867-B 4 7. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Carolina Street including 5-foot sidewalks with the planned development. The new back of curb should be 15.5 feet from right-of-way centerline. At least 20 feet of total pavement must be provided. 8. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan adjacent to Simpson Street. 9. The Simpson Street driveway shall be concrete aprons per City Ordinance. 10. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 11. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 12. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 13. 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. 14. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 15. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 16. 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 379-1813 (Greg Simmons) for more information. 17. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50-feet back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of Simpson Street with Carolina Street. Are all structures out of this triangular area? E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy has some facilities in the area which will need to be removed (light) or adjusted (primary serving house). Please contact Entergy in advance for service needs and facilities adjustment. April 3, 2014 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7867-B 5 Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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 if additional fire protection or metered water service is required. 4. Contact Central Arkansas Water regarding the size and location of the water meter. 5. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 6. 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. 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 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. April 3, 2014 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7867-B 6 CATA: Location directly served by #19 Hensley Express and less than ¼ mile from #6 Granite Mountain Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the College Station/Sweet Home Planning District. The Land Use Plan shows Mixed Use (MX) for this property. This category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three (3). The applicant has applied for a rezoning from PCD (Planned Commercial District) and C-3 (General Commercial District) to PCD (Planned Commercial District) to allow the construction of a retail store. The site is within the Granite Mountain Design Overlay District. Master Street Plan: Springer Boulevard is a Minor Arterial and Simpson and Carolina Streets are Local Streets 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 Springer Boulevard since it is a Minor Arterial. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along Springer Boulevard. 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. Street trees shall be provided as per Design Overlay District – Granite Mountain Corridor Zoning Ordinance Section 36-434.6. Landscape/streetscape. 3. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the April 3, 2014 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7867-B 7 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. The adjacent property to the southwest is zoned R-2, Single-family; therefore, a minimum twelve (12) foot buffer (6% of the average lot width) is required on the west property line. 5. Dumpsters shall be screened from abutting properties and streets. The screen shall exceed the height of the dumpster or trash containment areas by at least two (2) feet not to exceed eight (8) feet total height. 6. Landscape within or adjacent to vehicular use areas shall be protected with wheel stops, curbing, or other vehicular controls. 7. A landscape irrigation system shall be required for developments of one (1) acre or larger. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (March 12, 2014) The applicant was present. Staff presented the item stating the request was to allow the development of a retail store on the property. Staff stated in their opinion the site plan was significantly different in that no access was being taken except from Springer Boulevard, the relocation of the dumpster and the commitment to provide architectural elements along the south and eastern facades of the building. Staff stated the development was located within the Granite Mountain Design Overlay District. Staff stated the applicant had indicated the dumpster service hours would be limited to store hours which were typically from 8 am to no later than 10 pm. Staff also stated the applicant had agreed that deliveries would be made during store hours and trucks would not be allowed to sit idling while on the site. Public Works comments were addressed. Staff stated there would be a variance to allow the placement of the building within the 50-foot triangular area at the intersection of Simpson and Carolina Streets. Staff also stated no improvements were required on Springer Boulevard. Staff stated street improvements would be required to Simpson and Carolina Streets per the Boundary Street Ordinance. April 3, 2014 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7867-B 8 Landscaping comments were addressed. Staff stated a minimum of eight (8) percent of the interior paved areas were to be landscaped. Staff also stated screening was required along the eastern perimeter of the site. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised cover letter and site plan to staff addressing a number of issues raised at the March 12, 2014, Subdivision Committee meeting. The applicant has provided the proposed ground signage plan, the proposed building signage and indicated the setbacks for the structure from the abutting right of way. The applicant has also requested a variance from Section 32-8 to allow the placement of the building within the 50-foot sight triangle at the intersection of Simpson and Carolina Streets. The developer is requesting approval of the two lots being combined into one 0.86 acre lot and rezoned to PCD to allow the removal of the existing structure and the construction of a new 9,100 square foot retail store. The property is currently zoned C-3, General Commercial District and PCD. A portion of the previously approved PCD will remain on a small portion of the property located adjacent to the new lot. The site plan includes 28 parking spaces. Based on one parking space per 300 gross square feet of floor area a total of 30 parking spaces would typically be required. Staff is supportive of the parking as indicated. The property is located within the Granite Mountain Design Overlay District. The overlay has specific development criteria concerning signage, setbacks and parking lot lighting pole height. The maximum sign height allowed is 6-feet with a maximum sign area of 30 square feet. Per the Overlay District the building setback along Springer Boulevard is allowed at 25-feet. The site plan far exceeds the 25-foot front yard setback along Springer Boulevard. The Overlay states the sidewalk along Springer Boulevard is to be 8-feet wide. The Arkansas State Highway Department has stated no road widening or sidewalk construction will be allowed with the development of the site. April 3, 2014 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7867-B 9 The maximum pole height for parking lot lighting is to be 20-feet. The lighting is to be high pressure sodium, high intensity lighting. The lighting is to be shielded. The applicant stated they will comply with this standard. The Overlay does not address setbacks on the adjacent streets to the east and south. The typical building setbacks per the C-3, Zoning District are 25-feet on all street sides. The proposed site plan indicates a 10-foot rear setback along the southern perimeter on Simpson Street. The side yard setback on Carolina Street is indicated at 15-feet. The Zoning Buffer Ordinance requires a minimum landscape strip of 12-feet adjacent to property zoned or used as residential. The property along the western perimeter adjacent to Springer Boulevard is zoned PCD but appears to be a residence. The site plan indicates the placement of a 13.8-foot landscape strip in this area. The request includes a variance from Section 32-8 to allow an obstruction within the 50-foot triangular area of the intersection right of way line (or intersecting tangent lines for radial dedications). At the intersection of Simpson and Carolina Streets the site plan shows the corner of the building within the required 50-foot triangle. The applicant is requesting a variance to allow for a 28-foot triangle at the intersection of these two (2) streets. Staff is supportive of the request. Although there are variations from the Granite Mountain Design Overlay District with regard to the building setback staff does not feel this will adversely impact the development. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the redevelopment 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. Staff recommends approval of the variance from Section 32-8 to allow an obstruction within the 50-foot triangular area of the intersection right of way line of Simpson and Carolina Streets. April 3, 2014 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7867-B 10 PLANNING COMMISSION ACTION: (APRIL 3, 2014) 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 32-8 to allow an obstruction within the 50-foot triangular area of the intersection right of way line of Simpson and Carolina Streets. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. DATE PLANNING COMMISSION VOTE RECORD - mm ► mrmrrmmmm rn mmI `' ommorrirrmmmmmrirrrrrr. .. . ` rr�rrrrrrr�■rrrrrrrrrrrr ®� ©r��r�i���rrr� " � rr�rr�rrrrrrrrrrrr� -rrr�r =B ALAN, r�■rrrrr�■rr■�rrrr®rr■rrrrrrr ®r rrrr■rrrrrrrirrrrr■�� ■ ■ ® ®rrr�ri ® ©rrrirrrrrr■rrrrrrr� ®rr�r�r■rr� ©�rrrr�r��r�rrrrrrr�rr DILLON, JANET ■rmmmmm rrrrrm■rrrrmr • ®rrrr�Il�rr■rrr�rrrrrrr� ` rrrrrr�r�rr■irr�iirrrr� • ■ ` ' �rrr�r■rrrrirrrrrrrrrr■r■r s w ■ rmmdrmmmmmmrrrrr■r■ BELT, JENNIFER ` rrr®r■M®r®rrrmmmmm■ . ■ ■ . ®� ©r��r�i���rrr� ■ ' � rrrrr�r��r■rr�� -rrr�r BUBBUS,ALAN r ®r rrrr■rrrrrrrirrrrr■�� ` rr ® ©rrrirrrrrr■rrrrrrr� DILLON, JANET ■rmmmmm rrrrrm■rrrrmr REBECCA FOUNTAIN, KEITH rror�rrr®rrrrr�rrrrr�■r OBRAY JR. rrrrrrrrrir■ar�rr��r f rAYE `' NAYE ASSENT ,�tr k> ABSTAIN Meeting Adjourned P.M. RECUSE April 3, 2014 There being no further business before the Commission, the meeting was adjourned at 5 :07 p.m. a f date f C airman