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HomeMy WebLinkAboutpc_08 07 2014sub LITTLE ROCK PLANNING COMMISSION SUBDIVISION HEARING SUMMARY AND MINUTE RECORD AUGUST 7, 2014 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present there being nine (9) members present. II. Members Present: Jennifer Martinez Belt Tom Brock Alan Bubbus Buelah Bynum Keith Cox Janet Dillon Rebecca Finney Keith Fountain Bill May Members Absent: Craig Berry Obray Nunnley, Jr. City Attorney: Cindy Dawson III. Approval of the Minutes of the June 26, 2014 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION SUBDIVISION AGENDA AUGUST 7, 2014 OLD BUSINESS: Item Number: File Number: Title: A. S-1726 6706 South University Avenue Subdivision Site Plan Review, located at 6706 South University Avenue. B. Z-8937 Rainey Long-form PD-R, located in the 10000 Block of Old Arkansas Drive. C. Z-7723-D 4624 West 12th Street Revised Short-form PCD, located at 4624 West 12th Street. D. S-57-AAA Riverdale Addition Lot K1 and K2 Replat, located on the Southwest corner of Riverdale Road and Riverfront Drive. NEW BUSINESS: I. PRELIMINARY PLAT: Item Number: File Number: Title: 1. S-1424-F Sienna Lake Phase 3 Blocks 4 and 5 Preliminary Plat, located West of Sienna Lake Drive around the subdivision’s existing lake. 2. S-1729 Ewell Subdivision Preliminary/Final Plat (S-1729), located at 3804 and 4500 Studer Road. Agenda, Page Two II. PLANNED DEVELOPMENTS: Item Number: File Number: Title: 3. Z-4386-B Murphy USA Short-form PD-C, located on the Southeast corner of Cantrell and Taylor Loop Roads. 4. Z-6323-S The Village at Rahling Road Revised PCD Lots 4R and 5, located on the Southeast corner of Rahling Road and Chenal Parkway. 5. Z-6829-C Kirk Road Short-form POD, located in the 1700 Block of Kirk Road. 6. Z-6883-C I and J Streets Revised Short-form PD-R, located at 5209 J Street and 5212 I Street. 7. Z-7436-C West Cantrell Self Storage Revised PCD, located at 14300 Cantrell Road. 8. Z-8037-A John Barrow Appearance Center Short-form PCD, located on the Northeast corner of 32nd Street and John Barrow Road. 9. Z-8958 Rock Structure Repair Short-form PID, located at 8024 Stanton Road. 10. Z-8959 The Lofts at Kanis Creek Long-form PD-R, located on the South side of Kanis Road in the 14300 Block. 11. Z-8964 Dunn Short-form PD-R and Alley Abandonment, located on the Northeast corner of Arthur and Nix Roads. III. OTHER ITEMS: Item Number: File Number: Title: 12. LA-0061 I-430 and Colonel Glenn Advance Grading request, located NE corner of I-430 and Colonel Glenn Road. August 7, 2014 ITEM NO.: A FILE NO.: S-1726 NAME: 6706 South University Avenue Subdivision Site Plan Review LOCATION: Located at 6706 South University Avenue DEVELOPER: Chidi Ukegbu 1212 E Twin lakes Little Rock, AR 72205 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 1.31 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-4, Open Display District PLANNING DISTRICT: 12 – 65th Street West CENSUS TRACT: 20.01 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing to place two (2) additional metal buildings on property located at 6706 South University Avenue. The buildings are proposed along the southern perimeter of the site. One (1) building will be used for storage. The applicant has indicated in the future bays maybe added and leased to individuals for use as identified in the C4, Open Display District. The applicant has stated more specifically the uses would be automotive type uses and include a tire and rim shop, sound system installation, vehicle and sign wrapping, window tinting and glass installation or upholstery shop. The second building will be used primarily as storage but may also be leased to various businesses in the future. The two (2) buildings may contain up to eight (8) bays. Each bay may be leased to a separate user. August 7, 2014 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1726 2 B. EXISTING CONDITIONS: The site contains two metal buildings and is currently being used as an automobile dealership. North of the site is a thrift store and south of the site is an automobile dealership. The area to the west, across Mabelvale Cut-off, contains single-family homes located on large lots. Other uses in the area include office and office warehouse uses, mini-warehouse, auto related businesses, including sales, rental and audio installation. There is an apartment complex located along Mabelvale Cut-off to the southwest. The rear portion of the property is zoned R-2, Single-family and is separated from the commercially zoned property with an 8-foot tall wood privacy fence. 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 Geyer Springs Neighborhood Association, the Meadowcliff Brookwood Neighborhood Association, the South Brookwood Ponderosa Neighborhood Association, the Wakefield Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: No comment received. 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. Contact Central Arkansas Water regarding the size and location of the water meter. August 7, 2014 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1726 3 3. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water if additional fire protection or metered water service is required. 6. 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. CATA: Bus stop on University, Forbing and Mabelvale Pike adjacent to the site. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: No comment. August 7, 2014 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1726 4 Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) the full width requirement but in no case less than nine (9) feet. A minimum twenty-two (22) foot wide buffer (6% of the average lot width) is required along South University Avenue. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property. This strip shall be at least nine (9) feet wide. Provide trees with an average linear spacing of not less than thirty (30) feet within the perimeter planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter planting strip. 4. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum of seven and one half (7 ½) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 5. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas not open to public parking. These areas shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. 6. A landscape irrigation system shall be required for developments of one (1) acre or larger. G. SUBDIVISION COMMITTEE COMMENT: (April 23, 2014) Mr. Chidi Ukegbu was present representing the request. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request. Staff requested the applicant provide the maximum building height, the proposed phasing plan and the location of any dumpster on the site plan. Staff also requested the applicant provide the proposed building materials for the new buildings. Landscaping comments were addressed. Staff stated based on the percentage of new construction on the site the site must come into compliance with the City’s Landscape Ordinance. Staff stated a minimum landscape strip of 9-feet was required along the western, northern and southern perimeters of the site. Staff August 7, 2014 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1726 5 stated a street buffer of 22-feet was required along South University Avenue. Staff stated a minimum of eight percent of the vehicular use area was to be landscaped with landscape islands of 150 square feet in area. Mr. Ukegbu stated the site was paved from property line to property line. Staff stated he would be responsible for cutting back the pavement and placing the required landscape strip and required plantings within the landscape strip to comply with City code. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing comments raised at the April 23, 2014, Subdivision Committee meeting. The applicant has stated he desires the property to be treated separately from the property to the north. The properties are under different legal descriptions but are functioning as one (1) zoning lot currently and the plan as submitted in staff’s opinion does not provide a separation of the lots from a zoning stand point. The applicant has indicated the parcels will function as different businesses and should be treated as such. The applicant is proposing to place two (2) metal buildings on property located at 6706 South University Avenue. The buildings are proposed along the southern perimeter of the site. One (1) building will be used for storage. The applicant has indicated in the future bays maybe added and leased to individuals for a use as identified in the C4, Open Display District. The applicant has stated more specifically the uses would be automotive type uses and include a tire and rim shop, sound system installation, vehicle and sign wrapping, window tinting and glass installation or upholstery shop. The second building will be used primarily as storage but may also be leased to various businesses in the future. The two (2) buildings may contain up to eight (8) bays. Each bay may be leased to a separate user. The western most building is proposed to be 16-feet in height and with 3,200 square feet. The building is indicated with a 15-foot rear yard setback and 15-foot side yard setback along the southern perimeter. The eastern most building is proposed containing 8,700 square feet with a maximum building height of 16-feet. The building setback is indicated at 18-feet along the southern perimeter and a 60-foot building setback from South University Avenue. August 7, 2014 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1726 6 The site plan submitted allows for three (3) landscape islands along the northern perimeter of the site allowing for driveway access to the front and rear of the property with a 20-foot paved strip remaining between the proposed landscape islands. The plan also indicates the placement of a small amount of landscaping along South University Avenue along the southern portion of the drive and a small strip along the southern perimeter extending westward from South University Avenue. The property dimension along the northern perimeter is 406-feet. The applicant has indicated three (3) planting areas along this perimeter. The planting strip is located 60-feet west of South University Avenue and is proposed 40-feet in length by 9-feet in width. The second planter strip is located 20-feet west of the first. This strip is also 40-feet in length and 9-feet in width. The third planter strip is located 20-feet west of the second strip, also 40-feet in length and 9-feet in width. The remaining 185-feet along the northern perimeter has not changed and is still indicated as a continuous asphalt strip connecting the northern property to this southern property. The landscape and buffer ordinances would typically require the placement of a 10.14-foot continuous landscape strip along this perimeter. The landscaping along South University Avenue is indicated 9-feet in width and extends from the driveway entrance to the southern property line. Based on the typical ordinance requirements for a property with 406-feet of depth an average landscape strip of 24-feet is required and in no case less than one-half. The landscape strip should include the entire frontage along South University Avenue. The landscape strip along the southern perimeter is indicated with a 9-foot width and extends to the west 50-feet. The buffer and landscape ordinances would typically require the placement of a 10.14-foot landscape strip for the entirety of the property length. The site plan as presented does not include any landscaping along the western perimeter. The landscape ordinance would typically require the placement of a 10.14-foot landscape strip in this area. . Staff is not supportive of the application as filed. The applicant is requesting the southern parcel be viewed as a separate parcel but has not provided landscaping to separate the two (2) parcels and allow them to be disconnected. In addition based on the percentage of upgrade to the site, 100-percent upgrade, the site should come into full compliance with the landscape and buffer ordinance requirements. August 7, 2014 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1726 7 I. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (MAY 15, 2014) The applicant was not present. There were no registered objectors present. Staff stated on May 1, 2014, the applicant had submitted a request for deferral of the item to the June 26, 2014, public hearing to allow the applicant sufficient time to resolve concerns raised at the Subdivision Committee meeting. 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 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (JUNE 26, 2014) The applicant was not present. There were several registered objectors present. Staff questioned if the applicant was present. It was noted the applicant was not present. Staff requested the item be deferred to the August 7, 2014, public hearing to allow the applicant to be present for the discussion of the item. There was no further discussion of the item. The chair entertained a motion for deferral of the item to the August 7, 2014, public hearing. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant submitted a revised site plan to staff increasing the landscape area along the South University Avenue and along the northern perimeter of the site. In staff’s opinion the site plan as presented still does not create a separate zoning lot for this lot to allow a separation of the lots and uses from this lot and the northern lot. Staff continues to recommend denial of the request. PLANNING COMMISSION ACTION: (AUGUST 7, 2014) The applicant was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of denial. August 7, 2014 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1726 8 The applicant stated he wished to reserve his time and allow the opposition to present their concerns. Mr. Thomas Hudson addressed the Commission in opposition of the request. He stated he had lived in his home on Mabelvale Pike for 34-years. He stated in years past when he looked out his door he would see pasture, later it was horses and then development occurred. He stated currently when he looked out his door all he saw as an 8-foot fence that was in disrepair. He stated the area was a quiet neighborhood. He stated he was opposed to the request because he was not sure what the applicant was doing with the property. He stated the opening and closing times were a concern. He stated the installation of car stereos was a concern especially if the installation occurred late at night. He stated air guns to change tires was also a concern. He requested the applicant provide information to the neighborhood as to the activities to occur on the site. Ms. Pat Gee, Vice President of Southwest Little Rock United for Progress, addressed the Commission in opposition of the request. She stated SWLR United for Progress had met several times and voted each time to unanimously oppose the request. She stated the neighbors were at the June Planning Commission public hearing and the applicant did not show for the hearing causing the item to be deferred. She stated Southwest Little Rock United for Progress was an umbrella organization which represented several neighborhoods in Southwest Little Rock. She stated she was representing Ponderosa and Meadowcliff in their opposition of the request. City Director Joan Adcock addressed the Commission in opposition of the request. She stated she had lived in her home for 56 years and was the closest neighbor to the applicant’s property. She stated when she moved to the area University Avenue was named Hayes Street. She stated when Cliff Peck came to the area 45 years ago and wanted to put his car dealership on the property he met with the neighbors and concessions were made. She stated these resulted in conditions of the zoning which had carried forward with all application and occupants of the property as the property changed ownerships. She stated the area was a very stable area. She stated her concern was the hours of operation for the business. She stated there were a number of elderly residents in the area. She stated noise and activity on the site until 10, 11 or 12 – midnight would create a hardship on the residents. Mr. Chidi Ukegbu addressed the Commission on the merits of his request. He stated the current business operated air guns and if it had not been a problem in the past he did not feel this would be a problem in the future. He stated he had owned the property from 2-years and had not had any issues with the neighbors. He stated his business was a family run business. He stated the fence was not in disrepair. He stated his fence was constantly being knocked down by criminals. He stated he would stop the noise at 10:00 o’clock. He stated the residents had not approached Union Pacific concerning noise and the trains were much louder than his business. August 7, 2014 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1726 9 The Commission addressed Mr. Ukegbu stating it appeared the residents were concerned with the activities that would potentially take place on the site and potential noise to be generated from these activities. Chairman Fountain stated he did not feel the residents were trying to stop progress only to be clear on the use of the site and the hours of operation. He stated noise traveled and late night noise was heard at greater distances because the background noise, traffic on University, was less. Mr. Ukegbu stated he would stop the noise at 10:00 pm. Staff stated the application needed to include the hours of operation and not when the noise would stop. Staff questioned at what start time and stop time would customers be accessing the site. Mr. Ukegbu stated 8 am to 10 pm was acceptable to him. The Commission questioned the site plan and the landscape strip indicated on the plan. Mr. Ukegbu stated he could not provide landscaping in the rear portion of the site because both lots had to access the gate between the buildings for access to the rear of the site. He stated he was willing to provide a landscape strip as requested by staff in all other areas. He stated he wanted the break in the landscaping near the front of the property to allow potential customers who missed the first drive for the car lot a second chance to enter the site. He stated most of the customers were unfamiliar with the area. He stated University Avenue functioned as a one-way street. He stated if the customer missed the driveway it was a great distance to an area where a u-turn could be made to then travel north on University only to make a second u-turn to go back south and access the car lot. He stated this would result in the loss of customers. The Commissioner’s suggested Mr. Ukegbu defer his item to allow him to work with staff and determine the best plan for the site. They also suggested he meet with Southwest Little Rock United for Progress to see if he could gain their support. Mr. Ukegbu stated he was agreeable to a deferral to allow him time to work with staff and the neighborhood to address their concerns. The Chair entertained a motion to defer the item to the September 18, 2014, public hearing. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. August 7, 2014 ITEM NO.: B FILE NO.: Z-8937 NAME: Rainey Long-form PD-R LOCATION: Located in the 10000 Block of Old Arkansas Drive DEVELOPER: Russell Rainey 1501 Rahling Road #1704 Little Rock, AR 72223 ENGINEER: Marlar Engineering Co. 5318 John F. Kennedy Boulevard North Little Rock, AR 72116 AREA: 10.91 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: 8 units of attached single-family housing VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing the rezoning of the site from R-2, Single-family to PD-R to allow the development of a 10 acre parcel located on Old Arkansas Drive with eight (8) attached small homes arranged around a central courtyard designed to provide community for its residents and harmony with the character of the neighborhood. The primary purpose of the proposed development is to allow the applicant to properly care for their elderly parents that are suffering from Alzheimer’s disease. The buildings and paved area will encompass three (3) of the ten (10) acres. The remaining area will be undeveloped. August 7, 2014 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8937 2 B. EXISTING CONDITIONS: The property is located behind the gate of Old Arkansas Drive. Old Arkansas is a narrow unimproved chip-seal road with open ditches for drainage. The property is located outside the City limits of Little Rock but within the City’s Extraterritorial Planning Jurisdiction. The area is primarily single-family with homes located on acreage. There is a PD-C zoned parcel located on Barrett Road to the east which was approved as an in-home beauty salon for the current homeowner. The property north of Barrett Road has a significant slope from north to south. This property also has a significant slope from north to south. The timber on this site was recently removed. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of phone calls both informational and with opposition to the request from area residents. All property owners located within 200-feet of the site along with the Coalition of West Little Rock Neighborhoods were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary, no comment. Entergy: No comment received. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Water is not available from Central Arkansas Water at this time. Area is inside Maumelle Water Corp. (Roland) Water System. If this location becomes part of Central Arkansas Water Service area comments will be offered at that time. Fire Department: Provide a letter of approval from the Lake Maumelle Volunteer Fire Department stating their knowledge of the project and their ability to serve the development. Little Rock Fire Department Comments - Place fire hydrant(s) August 7, 2014 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8937 3 per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: 1. Show address of owner of record. 2. Provide Source of Title. 3. State owner/developer same person. 4. Provide State Plane Coordinates for two Property Corners. 5. Show contours at 4’ min intervals. 6. Show water courses across tract. 7. Show applicable zoning districts. 8. Provide AHD wasterwater system approval. 9. Provide letter of approval from local fire department. 10. Provide grading/storm drainage plan. 11. Pay $33.00 review fee. CATA: About 1 mile from #25 express route – operates AM/PM peak hours Monday – Friday only. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Codes: Project is subject to full commercial plan review approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density allows for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to PDR August 7, 2014 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8937 4 (Planned District Residential) to allow for the development of multifamily development of 8 units (0.7 units/acre) on this site. Master Street Plan: Old Arkansas Drive is a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. 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 as within the Landscape Ordinance of the City, Section 15-81. 3. The property to the north is zoned R-2, Single-family therefore, a minimum thirty-six (36) foot buffer (6% of the average lot width) is required on the north property line. 4. Landscape within or adjacent to vehicular use areas shall be protected with wheel stops, curbing, or other vehicular controls. 5. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum of seven and one half (7 ½) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 6. 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. August 7, 2014 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8937 5 7. The development of two (2) acres or more requires an approved landscape plan stamped with the seal of a registered landscape architect prior to the issuance of a building permit. 8. A landscape irrigation system shall be required for developments of one (1) acre or larger. 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: (April 23, 2014) Mr. Rainey along with a representative of Marlar Engineering were present representing the request. Staff presented an overview of the development stating the request was a rezoning to PD-R to allow the development of eight (8) units of residential housing on the property. Mr. Rainey stated each of the units along with a garage would transfer through a deed to the future owner. He stated a property owners association would be created to take care of the common areas and entrances. Staff questioned the size of the proposed storage buildings. Mr. Rainey stated the buildings would be used solely for residential storage. Staff also questioned by amount of paving indicated on the site plan. Public Works comments were addressed. Staff stated the City’s Stormwater Detention Ordinance would apply to the development of the site. Staff also questioned why the trees were removed from the site. Mr. Rainey stated the trees were diseased. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing a number of the issues raised at the April 23, 2014, Subdivision Committee meeting. The applicant has indicated the project consists of single-family attached dwellings. Each dwelling will be individually deeded to include the land under the dwelling and its front and back porches. The remainder of the land, the development facilities and infrastructure will be controlled by a property owners association made up of the individual single-family dwelling owners. All siding and roofing building materials are proposed as earth tones of metal, stucco, stone and wood to blend in with the surroundings. To minimize fire August 7, 2014 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8937 6 danger, the developer will use non-combustible roof material such as metal or stone covered metal. No perimeter fencing is proposed. Should perimeter fencing be desired in the future staff recommends fencing be allowed as typically allowed per the R-2, Single-family Zoning District. The maximum building height proposed is 25-feet. The development will be allowed home occupations as typically allowed per the residential zoning district. The site plan indicates the placement of a 40-foot by 100-foot storage building. The applicant has stated the building will be used for storage of resident’s possessions, including boats, trailers, ATV’s. The applicant has indicated the paved areas will be minimized but will be constructed to provide ample parking and provide traffic flow. The applicant is requesting to be allowed to construct the driving surfaces with a permeable material to reduce water runoff. According to the applicant the paved areas will be landscaped to visually lessen the impact of the paved areas. According to the applicant they have been working under the direction of a forester and landscape architect to remove trees and underbrush that is necessary for the proposed excavation and to create a healthy forest. The applicant states in 1983, a large wildfire severely burned this area causing the current forest to have a high density of unhealthy trees which are predisposed to be attacked by disease, infestation and even more wildfires. The applicant states the buffers indicated on the site plan remain undisturbed. The areas in which trees were removed will be reforested. The applicant has indicated a State and County approved treatment plant will be designed by their engineer to handle the wastewater. Water will be provided by Maumelle Water Corporation. Fire protection will be provided by the Lake Maumelle Volunteer Fire District. The applicant has indicated as agreed with the officials of the Lake Maumelle Volunteer Fire Department, the development will contain the following features for fire safety: fire hydrants, fire walls, fire suppression system, Class A fire rated materials, non-combustible roofing, all electric units and no fireplaces in the dwelling units. Staff has concerns with the development as proposed. Although the density of the development is well within the density allowed per the Future Land Use Plan staff feels the development with a single building, even though the units are proposed as owner occupied, is not in keeping with the character of the neighborhood. I. STAFF RECOMMENDATION: Staff recommends denial of the request. August 7, 2014 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8937 7 PLANNING COMMISSION ACTION: (MAY 15, 2014) The applicant was not present. There was one registered objector present. Staff presented the item stating the applicant had submitted a request dated May 9, 2014, requesting deferral of the item to the June 26, 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 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant is continuing to review alternatives to the design of the proposed residential development. Staff recommends deferral of this item to the August 7, 2014, public hearing. PLANNING COMMISSION ACTION: (JUNE 26, 2014) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant was continuing to review alternate designs for the proposed residential development. Staff presented a recommendation of deferral of the item to the August 7, 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 10 ayes, 0 noes and 1 absent. STAFF UPDATE: There has been no contact or application change since the previously staff update. Staff recommends withdrawal of this item without prejudice to allow the applicant time to work through their proposed development plans and resubmit the request at the time the development plan has been determined. PLANNING COMMISSION ACTION: (AUGUST 7, 2014) The applicant was not present. There was one registered objectors present. Staff presented the item stating there had been no contact or application change since the previously staff update. Staff presented a recommendation of withdrawal of the item August 7, 2014 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8937 8 without prejudice to allow the applicant time to work through their proposed development plan and be allowed to resubmit the request at the time the development plan had been determined. 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 9 ayes, 0 noes and 2 absent. August 7, 2014 ITEM NO.: C FILE NO.: Z-7723-D NAME: 4624 West 12th Street Revised Short-form PCD LOCATION: Located at 4624 West 12th Street DEVELOPER: Rick Evans c/o McGetrick Engineering P. O. Box 30441 Little Rock, AR 72260 ENGINEER: McGetrick Engineering P. O. Box 30441 Little Rock, AR 72260 AREA: 0.50 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: C-3, General Commercial District and a Church PROPOSED ZONING: Revised PCD PROPOSED USE: Restaurant with parking lot VARIANCE/WAIVERS: A variance to allow a reduction in the right of way dedication on Jefferson Street. BACKGROUND: Ordinance No. 19,181 adopted by the Little Rock Board of Directors on September 21, 2004, established Treadway Short-form PCD. The request included a replat of Lots 1 and 2, Block 30 of the Cunningham’s Addition to the City of Little Rock. Each of the lots contained individual buildings, which were constructed over lot lines. The indicated lots were zoned C-3, General Commercial District which typically required a 100-foot lot width, 14,000 square foot lot area and setbacks of 25-feet front yard, 25-feet rear yard and 15-feet side yard. The proposed plat indicated lot widths of 85-feet and 55-feet, a lot area of 8,500 square feet and 5,500 square feet and reduced front, side and rear yard setbacks. August 7, 2014 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-7723-D 2 A three year deferral of the required street improvements associated with the redevelopment of Lot 2R (the church) was approved. The improvements to Lot 1R were tied to the redevelopment of Lot 1R (the former gas station). An in-lieu contribution based on fifteen (15) percent of the total building addition cost to be paid at the end of the three (3) year deferral was approved. The approved plan indicated the placement of 21 on-site parking spaces shared between the two lots. The proposed uses of the site would include the development of a church on Lot 2R and commercial uses as allowed under the C-3, General Commercial District zoning classification for Lot 1R. The approved site plan did not include the placement of landscaping on the site. Due to the limits of size and setbacks of the site landscaping would be an extreme hardship and reduce the number of parking spaces on the site. A request to revise the previously approved Planned Commercial Development to expand the allowable uses for the site was to be considered by the Commission at their October 26, 2006, public hearing. The applicant proposed to amend the previously approved Planned Commercial Development for Lot 1R to add sales and service and customizing of automotive vehicles as specified by individual clients as an allowable use. Customization was to include installation of stereos and other unique décor; modification of auto parts, both interior and exterior, which would require disassembly and reassembly; installation of decorative parts; and painting murals on vehicles. The applicant later requested the item be withdrawn from consideration. The Commission approved this withdrawal request at their October 26, 2006, public hearing. Ordinance No. 19,687 adopted by the Little Rock Board of Directors on February 6, 2007, allowed a revision to the previously approved PCD. The church located on the northern lot proposed to amend the site plan to allow the existing structure to be removed and the construction of a new church. The development did not occur. The building has been removed from the site. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The current request is to revise the site plan for Lot 2R to allow the construction of a parking lot to serve a proposed restaurant with take-out service only on Lot 1R. The existing building contains 1,400 gross square feet of floor area. The parking lot is proposed containing 17-parking spaces. The hours of operation for the restaurant are from 6 am to midnight seven (7) days per week. The dumpster service hours are from 7 am to 6 pm. The site contains an existing billboard which is proposed to remain. The request includes a variance to allow a reduction in the right of way dedication on Jefferson Street. August 7, 2014 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-7723-D 3 B. EXISTING CONDITIONS: The site contains a former gas station building fronting on West 12th Street and a vacant lot fronting on Jefferson Street. West 12th Street is a four (4) lane roadway with turn-lanes at intersections. Jefferson Street is a narrow roadway with open ditches for drainage and no sidewalk, curb or gutter in place. To the north of the Jefferson Street lot are single-family homes. Along West 12th Street are non-residential retail uses. Across West 12th Street to the south is a multi-family development, Madison Heights. 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 Forest Hills and the Hope Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Due to the proposed use of the property, the Master Street Plan specifies that Jefferson Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. A 20-foot radial dedication of right-of-way is required at the intersection of Jefferson Street and 12th Street. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Jefferson Street including 5-foot sidewalks with the planned development. The new back of curb should be located 15.5-feet from centerline. 4. All driveways shall be concrete aprons per City Ordinance. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. The existing south curb cut on Jefferson Street should be removed. The existing west curb cut on 12th Street should be removed. 6. Vehicles are not allowed to back out into 12th Street and Jefferson Street. The driveways on 12th Street and the south driveway on Jefferson Street should be closed with curb and gutter. Per City of Little Rock code, driveways should be located at least 300-feet from other driveways and intersections on 12th Street and at least 200-feet on Jefferson Street. August 7, 2014 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-7723-D 4 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Lot 1R has sewer access south side of 12th Street. Lot 2R has sewer access in alley to north of property. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy has no objection to this proposal. Electric service has been provided to this location from the alley behind the building. Use caution when working near existing power lines. 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 this property. 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 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. 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. 7. 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. August 7, 2014 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-7723-D 5 8. Contact Central Arkansas Water if additional fire protection or metered water service is required. 9. 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. 10. 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. 11. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. 12. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Fire hydrants per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Proposed site is directly served by Route #3. Bus stop at 12th and Adams is in front of property. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is a change in occupancy and is therefore subject to current building code requirements. Review and approval is required by Building Codes Division before occupancy takes place. For information on submittal August 7, 2014 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-7723-D 6 requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the I-630 Planning District. The Land Use Plan shows Mixed Use (MX) for this property. The Mixed Use category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. The applicant has applied for a rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial District) to change a PCD to a restaurant and parking on this site. Master Street Plan: 12th Street is a Minor Arterial and Jefferson Street is Local Street on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on 12th Street since it is a Minor Arterial. 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 Lanes are shown along 12th Street. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. 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. 3. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape August 7, 2014 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-7723-D 7 area. Provide trees with an average linear spacing of not less than thirty (30) feet. 4. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property. This strip shall be at least nine (9) feet wide. Provide trees with an average linear spacing of not less than thirty (30) feet within the perimeter planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter planting strip. The property is located in the City’s designated mature area. A 25% reduction of the perimeter requirements is acceptable. A 6.75 foot buffer is required on the east property line. 5. 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 property is located in the City’s designated mature area. A 25% reduction of the buffer requirements is acceptable. A 6.75 foot buffer is required on Jefferson Street and 12th Street. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the City’s Landscape Ordinance requirements. 6. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 7. An irrigation system shall be required for developments of one (1) acre or larger. 8. For developments of less than one (1) acre a there shall be a water source within seventy-five (75) feet of the plants to be irrigated. 9. All ground-mounted mechanical systems and trash receptacles and pickup shall be oriented away from a primary street side of the property and screened from the public right-of-way. Ground-mounted mechanical systems and trash receptacles shall be placed adjacent to alleys if alleys are available. 10. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. August 7, 2014 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-7723-D 8 G. SUBDIVISION COMMITTEE COMMENT: (June 4, 2014) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the development stating there were a few outstanding technical issues in need of addressing prior to the Commission acting on the request. Staff requested Mr. McGetrick provide the location of any proposed ground and building signage. Staff also requested Mr. McGetrick provide the total sign area proposed for each. Staff requested Mr. McGetrick provide the location of any proposed dumpster facilities to be located on the site. Public Works comments were addressed. Staff stated the drives on 12th Street should be closed. Staff stated the drive closest to the intersection on Jefferson Street should also be closed. Staff stated street improvements to Jefferson Street were required. Staff also stated a radial dedication of right of way was required at the intersection of Jefferson and West 12th Streets. Landscaping comments were addressed. Staff stated the street buffer along West 12th Street and Jefferson Street should be brought into compliance with the minimum standards of the landscape ordinance. Staff stated this would involve removal of existing paving to allow for the planting strip. Staff stated screening was required where the property abutted residentially zoned or used property. 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 June 4, 2014, Subdivision Committee meeting. The revised plan places three (3) parking spaces in front of the building and has removed the driveway entrance on 12th Street nearest the intersection of 12th and Jefferson Streets. The plan includes removal of the driveway entrance on Jefferson Street nearest the intersection of 12th and Jefferson Streets. A new drive is planned which will allow access to two (2) spaces along the western side of the building and the new paved area located on Lot 2R. Lot 2R will contain 12-parking spaces and the dumpster location. The restaurant is proposed as take-out service only. Based on the use of the property with take-out only service the use is considered a retail use which would typically require the placement of five (5) parking spaces. The applicant is requesting to be allowed the placement of the 17-parking spaces to allow for flexibility to add seating in the future. Based on the typical parking required for a restaurant with sit-down service a total of 14-parking spaces would be required. August 7, 2014 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-7723-D 9 The hours of operation for the restaurant are from 6 am to midnight seven (7) days per week. The dumpster service hours are limited to 7 am to 6 pm. The dumpster will be screened to meet the minimum ordinance requirements within the zoning ordinance. All site lighting will be low level, directional and directed downward and into the site. The applicant has indicated signage will comply with the typical standards of the zoning ordinance or a maximum of 36-feet in height and 160-square feet in area. Building signage will be limited to the facades which have public street frontage and be limited to a maximum of ten (10) percent of the façade area. The site contains an existing billboard which is proposed to remain. The applicant is requesting a variance to allow a reduction in the right of way dedication along Jefferson Street. The development is proposed as a commercial development which would typically require a dedication of right of way to 30-feet from centerline. The developer is proposing a right of way dedication of 25-feet from centerline. Staff is supportive of the variance request. Jefferson Street is a residential street. Staff does not support a variance to the radial right of way dedication. Staff feels the 25-foot right of way dedication on Jefferson Street is adequate to serve the area. Staff is supportive of the request. The applicant is requesting to amend the previously approved PCD to remove the previously proposed building construction and place a parking area within the rear yard area. The site plan indicates the new paved areas will be landscaped and screening will be placed along the northern perimeter to comply with the typical ordinance requirements. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the revision to the PCD as proposed is appropriate. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request to allow a reduced right of way dedication on Jefferson Street but the 20-foot radial dedication at the intersection of 12th and Jefferson Streets must be provided. August 7, 2014 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-7723-D 10 PLANNING COMMISSION ACTION: (JUNE 26, 2014) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had requested a deferral of this item to the August 7, 2014, public hearing. Staff stated the deferral request was made on June 19, 2014. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant is continuing to work with the property owner of the northern parcel to secure approval for the rezoning request. Staff recommends deferral of this item to the September 18, 2014, public hearing. PLANNING COMMISSION ACTION: (AUGUST 7, 2014) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant was continuing to work with the property owner of the northern parcel to secure approval for the rezoning request. Staff presented a recommendation of deferral of the item to the September 18, 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 9 ayes, 0 noes and 2 absent. August 7, 2014 ITEM NO.: D FILE NO.: S-57-AAA NAME: Riverdale Addition Lot K1 and K2 Replat LOCATION: Located on the Southwest corner of Riverdale Road and Riverfront Drive DEVELOPER: Martial Arts Services, Inc. Attn. Ed Wright P.O. Box 193010 Little Rock, AR 722119 SURVEYOR: Ecological Design Group Attn. Tanner Weeks 120 South Izard Street Little Rock, AR 72201 AREA: 3.39 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: O-3, General Office District PLANNING DISTRICT: 4 – Heights Hillcrest CENSUS TRACT: 15.02 VARIANCE/WAIVERS: None requested. The applicant submitted a request on May 5, 2014, requesting deferral of this item to the June 26, 2014, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (MAY 15, 2014) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request on May 5, 2014, requesting deferral of the item to the August 7, 2014, public hearing. Staff stated they were supportive of the deferral request. August 7, 2014 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-57-AAA 2 There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: There has been no contact with the applicant since the previous deferral. Staff recommends withdrawal of this item, without prejudice, to allow the applicant additional time to determine the site layout and the driveway needs to serve the proposed office development. PLANNING COMMISSION ACTION: (AUGUST 7, 2014) The applicant was not present. There were no registered objectors present. Staff presented the item stating there had been no contact with the applicant since the previous deferral. Staff presented a recommendation of withdrawal of the item, without prejudice, to allow the applicant additional time to determine the site layout and the driveway placement needs which would serve the proposed office 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 9 ayes, 0 noes and 2 absent. August 7, 2014 ITEM NO.: 1 FILE NO.: S-1424-F NAME: Sienna Lake Phase 3 Blocks 4 and 5 Preliminary Plat LOCATION: Located West of Sienna Lake Drive around the subdivision’s existing lake DEVELOPER: Cooper Land Development, Inc. 903 North 47th Street Rogers, AR 72756 ENGINEER: Cromwell Architects-Engineers Attn. John Peterson 101 South Spring Street Little Rock, AR 72201 AREA: 16.57 acres NUMBER OF LOTS: 33 FT. NEW STREET: 2,500 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 17 – Crystal Valley CENSUS TRACT: 42.21 VARIANCE/WAIVERS: None requested. BACKGROUND: On April 22, 2004, the Little Rock Planning Commission approved a preliminary plat for the first phase of a multiple phase single-family development for Cooper Development. The proposed preliminary plat included 40.48 acres to be developed with 78 single- family lots. The developers indicated at total build-out, the development would contain 363 acres and 605 single-family lots and the Commission would review each of the future phases as development became imminent. The development plan included a fifteen-year build-out. The applicant indicated areas would be set aside as common areas and designated as green space. A series of trails were to be constructed through-out the neighborhood to provide connectivity to the proposed recreational areas. August 7, 2014 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1424-F 2 The approval included the first phase to be constructed with an average lot size of 82-feet by 130-feet or 10,660 square feet. A future phase of the development would include estates lots and lake lots averaging 90-feet by 130-feet and 100-feet by 130-feet. The applicant indicated a portion of the future phases to potentially include the development of patio homes. On November 3, 2006, a final plat was recorded for Lots 1 – 78, Block 1, Siena Lakes Addition. On December 7, 2006, the Little Rock Planning Commission approved Phase II of the proposed Siena Lakes Subdivision. The area included Blocks 2 and 3 with a total of 93 lots. The total area of Block 2 was 11.917 acres and 24 lots. Four (4) areas were identified as common open space for a total of 1.010 acres or 8.475 percent of the total property area. Block 3 was proposed with a total land area of 42.516 acres and 69 lots. The area of common open space proposed for Block 3 was 13.585 percent or 5.776 acres. The lots were indicated with the typically front yard setback or 25-feet along residential streets and 30-feet along the proposed collector streets. A variance was approved to allow the construction of West Lake Lane with a 50-foot right of way and 31-feet of pavement. A traffic-calming median was proposed along Cheshire Drive between the intersections of Avondale Lane and Keswick Place. On June 22, 2009, a final plat was recorded for Lots 1 – 10, Block 2 Siena Lakes Addition. The remaining fourteen (14) lots approved in Block 2 were not final platted or developed. The Planning Commission approved a revision to the previously approved preliminary plat for Sienna Lake Subdivision, Phase II, Block 3 on May 24, 2007. The original approval indicated building lines per the typical minimum Subdivision Ordinance standards. The revision approval allowed the developers to utilize the Hillside Development Standards per Division 8 of the Subdivision Ordinance. Lots 1 – 4, 12 – 18 and 25 - 27 were approved as hillside lots with slopes 18 percent or greater and an average slope of 20 percent. No other modifications were proposed to the previously approved plat. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now requesting review and approval of Phase 3, Blocks 4 and 5 Sienna Lake Subdivision. This phase of the subdivision is to include 10.747 acres for Lots 1 – 23, Block 4 and 5.823 acres for Lots 1 – 10, Block 5 Sienna Lake Subdivision. Previously approved preliminary plats, in this subdivision, that do not have final plats include Lots 11 – 24, Block 2 which will August 7, 2014 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1424-F 3 be vacated to establish Lots 1 – 8, Block 4 Sienna Lake Subdivision. The total number lots included in Blocks 1 – 5, upon approval of this preliminary plat, will be 190 lots. B. EXISTING CONDITIONS: The subdivision is in various states of development. The infrastructure for the first phase of the subdivision, nearer Crystal Valley Road, has been installed and a number of the lots are developed with single-family homes. Along West Lake Drive 10-lots have been final platted and permits have been issued for 9-homes. The clubhouse, pool and tennis court for the subdivision have been constructed along the northern boundary of the lake. The area proposed for preliminary platting is tree covered. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All abutting property owners along with Southwest Little Rock United for Progress, the Crystal Valley Property Owners Association, the Otter Creek Homeowners Association and the Plantation Acres Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. With site development, provide the design of street conforming to the Master Street Plan. Construct street improvement to the street including 5-foot sidewalks with the planned development. 2. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 3. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 4. Stormwater detention ordinance applies to this property. 5. 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. Contact Travis Herbner, Traffic Engineering, at 501.379.1805; therbner@littlerock.org. August 7, 2014 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1424-F 4 6. Erosion controls must be installed to reduce discharge of polluted stormwater. 7. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 8. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Greg Simmons, Traffic Engineering, 501.379.1813; gsimmons@littlerock.org. 10. To prevent damage from storm events that exceed the drainage system capacity, C.P. Tract I and C.P. Tract J should be aligned across the street from the other to overflow stormwater and not damage residential structures in the vicinity. 11. Per Fire Code, a secondary access is required to be provided when platting 30 or more lots on one (1) street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy has no objection to the development. Contact Entergy well in advance so service requirements for all lots can be decided upon. Entergy has previously received a preliminary plat for this area. Contact Entergy, Bernard Neumeier, at 501.954.5158 for additional information. 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 this property. August 7, 2014 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1424-F 5 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: Maintain access. Fire hydrants per code. Two-ways to enter and exit, subdivision, fire apparatus, turn-arounds. All drives must be 26-feet in width. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Out of service area. Public transit service over 2-miles away at Baseline and Otter Creek or Shackleford and Colonel Glenn. Parks and Recreation: No comment received F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 16, 2014) The applicant was present. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request. Staff questioned if all the residents in the subdivision would have full access to the lake. Staff stated if this was the case an access easement should be platted August 7, 2014 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1424-F 6 around the lake and a note in the bill of assurance to outline the rights of the homeowner and the rights of the subdivision residents for use of the access easement. Public Works comments were addressed. Staff stated prior to construction a grading permit would be required. Staff also stated the City’s stormwater detention ordinance would apply to the future development of the site. Staff stated streetlights were to be installed prior to final platting. Staff stated per the fire code a secondary access was required when developing 30 or more lots. Staff suggested the applicant contact the fire department directly concerning development of more than 30-lots with only one access. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised cover letter addressing the comments raised at the July 16. 2014, Subdivision Committee meeting. The applicant provided a written statement indicating the residents of the subdivision would not have access to the lake on the individual lots abutting the lake along the southern perimeter. The applicant has stated residents of the subdivision may take access to the lake along the northern and eastern perimeters of the subdivision via a tract which is in common ownership of the property owners association. The fire department has also provided a written statement indicating the developer could build the lots as proposed exceeding 30-lots since additional phases would allow for secondary access to the new homes. The request is for approval of Phase 3, Blocks 4 and 5 Sienna Lake Subdivision. This phase of the subdivision includes 10.747 acres which will be developed as Lots 1 – 23, Block 4 and 5.823 acres to develop as Lots 1 – 10, Block 5 Sienna Lake Subdivision. The total number lots included in Blocks 1 – 5, upon approval of this preliminary plat, will be 190 lots. Additional lots will be developed in future phases which are not included in this review process but will be reviewed and approved at the time of development. Staff is supportive of the request. The applicant is proposing preliminary plat approval to allow the development of 33 single-family lots. The lots are proposed with the development standards of the zoning and subdivision ordinances. To staff’s knowledge there are no outstanding technical issues associated with the request. Staff feels the preliminary plat as proposed is appropriate. August 7, 2014 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1424-F 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. The Little Rock Fire Department has indicated the applicant may develop the lots as proposed due to future phases being developed which will in-turn provide additional accesses to these lots. PLANNING COMMISSION ACTION: (AUGUST 7, 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 stated the Little Rock Fire Department had provided the applicant with approval to allow the development of the lots as proposed without a secondary access due to future phases of the subdivision being developed which would in-turn provide additional accesses to the lots. 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 9 ayes, 0 noes and 2 absent. August 7, 2014 ITEM NO.: 2 FILE NO.: S-1729 NAME: Ewell Subdivision Preliminary/Final Plat LOCATION: 3804 and 4500 Studer Road DEVELOPER: Agnes Helen Ewell Revocable Trust Attn. Agnes Ewell 24516 Brandon Lane Little Rock, AR 72223 ENGINEER: Smith and Goodson Sean Goodson 7509 Cantrell Road, Suite 227 Little Rock, AR 72207 AREA: 12.875 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 30 – Buzzard Mountain CENSUS TRACT: 42.02 VARIANCE/WAIVERS: A variance from Section 31-231 to allow the creation of Lot 1 without public street frontage. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a combination preliminary/final plat for this property located at 3804 and 4500 Studer Road. The property contains 12.875 acres and is proposed with three (3) lots. Studer Road bisects the applicant’s ownership creating proposed Lot 3 on the east side of Studer Road which contains 3.741 acres. Lots 1 and 2 are located on the west side of Studer Road containing 5.651 acres and 2.505 acres respectively. The site is developed with a number of buildings, residences and sheds/barns. There is no new construction proposed with the platting of these lots. The source of water is from the existing wells located on-site. Wastewater is proposed via August 7, 2014 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1729 2 the existing septic systems located on the site. The request includes a variance to allow the creation of a lot without public street frontage. The lot will be served via a private access easement extending from Studer Road. B. EXISTING CONDITIONS: There are multiple structures on the site including manufactured homes, a commercial business, a single-family home and a number of outbuildings and sheds. Along the property’s northern and western boundary is a 5-acre subdivision developed on a private access easement named Whispering Wood Cove. Studer Road is an unimproved county road with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners were notified of the public hearing. There is not an active neighborhood association located in this area. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed access easement off Studer Road should be at least 45-feet in width. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside service boundary. No comment. Entergy: Entergy has no objection to the plat for this area as facilities serving the existing buildings are already in place for which easements will be retained. Contact Entergy, Bernard Neumeier, at 501.954.5158 for additional information. 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. August 7, 2014 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1729 3 2. A water main extension will be needed to provide water service to this property. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 7. A capital investment charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: Maintain access. Fire hydrants per code. Contact the Little Rock Fire Department for additional information County Planning: 1. Verify existing septic systems function properly. 2. Provide copy of plat in AutoCAD 2000 format. 3. Contact Public Works at 501.340.6800 if any additional driveways are constructed. CATA: Out of service area by about 5-miles. Nearest bus stop at Wal-mart on Hwy 10/Hwy 300 intersection. . Parks and Recreation: No comment received. August 7, 2014 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1729 4 F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 16, 2014) The applicant was not present. Staff stated there were few outstanding technical issues associated with the request. Staff stated the applicant had corrected the plat to include their comments as noted above. There was no further discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues associated with the request in need of addressing raised at the July 16, 2014, Subdivision Committee meeting. The request is for a combination preliminary/final plat for this property located at 3804 and 4500 Studer Road. The property contains 12.875 acres and is proposed with three (3) lots. Studer Road bisects the applicant’s ownership creating proposed Lot 3 on the east side of Studer Road which contains 3.741 acres. Lots 1 and 2 are located on the west side of Studer Road containing 5.651 acres and 2.505 acres respectively. Water will be provided from the existing wells located on-site. Wastewater is proposed via the existing septic systems located on the site. The applicant is working with a professional to determine if the existing septic systems are functioning properly. If not corrections will be made prior to the recording of the final plat. The request includes a variance to allow the creation of a lot without public street frontage. The lot will be served via a 45-foot private access easement extending from Studer Road. Staff is supportive of the request. The request is to allow the subdivision of an existing parcel into three (3) lots. Although there is a variance to allow the creation of a lot without public street frontage staff does not feel this variance will adversely impact the area. August 7, 2014 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1729 5 I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request from Section 31-231 to allow the creation of Lot 1 as a lot without public street frontage. PLANNING COMMISSION ACTION: (AUGUST 7, 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 31-231 to allow the creation of Lot 1 as a lot without public street frontage. 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 9 ayes, 0 noes and 2 absent. August 7, 2014 ITEM NO.: 3 FILE NO.: Z-4386-B NAME: Murphy USA Short-form PD-C LOCATION: Located on the Southeast corner of Cantrell and Taylor Loop Roads DEVELOPER: Murphy USA 422 North Washington Eldorado, AR 71730 ENGINEER: White-Daters and Associates Attn. Joe White 24 Rahling Circle Little Rock, AR 72223 AREA: 1.8 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family and PD-C ALLOWED USES: Single-family and Branch bank PROPOSED ZONING: PD-C PROPOSED USE: Convenience store with gas pumps VARIANCE/WAIVERS: A variance for the driveway locations and widths which do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The property contains 1.8 acres located at the southeast corner of Cantrell Road and Taylor Loop Road. The property is currently zoned R-2, Single-family and PD-C. The property contains several existing residential structures and a One Banc branch. The applicant is requesting variations from the typical development standards of the Highway 10 Design Overlay District. These variations include the minimum lot size requirement and the rear and side yard building setbacks. The site contains 1.8-acres which is less than the 2-acre minimum lot size established by the Highway 10 DOD. The rear of the building is August 7, 2014 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-4386-B 2 located 25-feet from the southern perimeter of the site which is within the 40-foot rear yard building setback required by the Highway 10 DOD. The building is proposed containing 3,445 square feet with a stand-alone canopy containing 10-fueling stations. The canopy will run parallel to Cantrell Road with the front of the store facing Cantrell Road to the north. There will be ice units and a propane pad adjacent to the store with a free standing vacuum station adjacent to Taylor Loop Road. Signage is proposed on the canopy of the fueling station on the north, west and eastern facades. The eastern façade is located without public street frontage. Building signage on the store is proposed along the northern and western facades, both having public street frontage. A monument sign is proposed along Cantrell Road with a maximum height of 10-feet and a maximum sign area of 100 square feet. Driveways are proposed along Cantrell and Taylor Loop Roads. The drive on Cantrell Road is located approximately 240-feet from the intersection. The drive on Taylor Loop Road is located 180-feet from the intersection. The Highway 10 DOD states there is a maximum of one (1) curb cut per 300-feet and no curb cut is allowed closer to an intersection than 100-feet. B. EXISTING CONDITIONS: The site contains a single-family house along with a branch bank facility. There is a church located to the east on the corner of Jerry Drive and Cantrell Road. To the west on the corner of Taylor Loop Road and Cantrell Road is a branch bank. North of the site are commercial uses including two (2) strip-retail centers which both have restaurant and commercial uses. Also located to the north is a free standing restaurant user. Other uses in the area along Taylor Loop Road include offices, general and professional, dentistry and a veterinary clinic. Easter Seals Arkansas is located to the west of this site with a driveway extending from Taylor Loop Road to their facility which has Cantrell Road frontage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. Staff has also received several e-mails and phone calls in opposition of the request. All property owners located within 200-feet of the site along with the Chenal Ridge Property Owners Association, the Pinnacle Valley Neighborhood Association, the Secluded Hills Property Owners Association, the Tulley Cove Neighborhood Association, the Westbury Neighborhood Association and the Westchester Heatherbrae Property Owners Association were notified of the public hearing. August 7, 2014 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-4386-B 3 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55-feet from centerline will be required. 2. Taylor Loop 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. Per the Master Street Plan, at an arterial/arterial intersections and additional 10-feet of right-of-way is required to be dedicated for a right turn lane to be constructed in the future. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan to be installed adjacent to Cantrell Road. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 6. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. 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. 8. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveways are required by City code to be spaced 300-feet from other driveways, streets, and intersections and 150-feet from side property lines. A variance must be requested for the proposed driveways. 9. Provide the proposed transport fuel truck route on the site plan. 10. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 11. 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. August 7, 2014 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-4386-B 4 12. To prevent the west driveway from being blocked by waiting vehicles, the ATM should be relocated to the east side of the development. 13. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50-feet back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of Cantrell Road with Taylor Loop Road. The proposed sign appears to be within the triangle after right-of-way dedications. Final sign location will be approved by Traffic Engineering during the building permit process. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Detention pond and levees cannot be constructed over existing sewer main on site. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy has single phase electrical distribution facilities extending from west to east across this property in at least 2 locations. Contact Entergy to arrange for relocation or removal as the lot is developed. Contact Entergy, Bernard Neumeier, at 501.954.5158 for additional information. 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 this property. 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 review. Contact Central Arkansas Water regarding procedures August 7, 2014 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-4386-B 5 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. 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. 7. 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. 8. Contact Central Arkansas Water if additional fire protection or metered water service is required. 9. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 10. 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. 11. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. 12. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Maintain access. Fire hydrants per code. Canopy height per code, 13 ½-feet. Contact the Little Rock Fire Department for additional information. August 7, 2014 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-4386-B 6 County Planning: No comment. CATA: Site is accessible by public transit on Route #25 Express route providing service in early Am and after 4 PM on weekdays only. Out of local service area. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. All fuel installations are to be permitted with the State of Arkansas. Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from R-2 (Single Family District) and PCD (Planned Commercial District) to PCD (Planned Commercial District) to allow for the construction of a convenience store with gas pumps. The application is within the Highway 10 Design Overlay District. Master Street Plan: Cantrell Road is a Principal Arterial and Taylor Loop is a Minor Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. 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 along both Cantrell Road and Taylor Loop since they are both Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I Bike Path is shown along Cantrell Road. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of- way or an easement is recommended. Nine-foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). Class II Bike Lanes are shown along Taylor Loop. Class II Bike Lanes provide a portion of the pavement for the sole use of bicycles. August 7, 2014 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-4386-B 7 Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements and the Highway 10 Scenic Corridor Overlay District. 2. The Highway 10 frontage (front yard) shall consist of a minimum of forty (40) feet of landscaped area exclusive of right-of-way. The landscaped area shall contain organic and/or combined man-made/organic features such as berms, brick walls and dense plantings such that vehicular use areas are screened when viewed from an elevation of forty-two (42) inches above the elevation of the adjacent street. Trees shall be planted or be existing at least every twenty (20) feet and have a minimum of two (2) inches in diameter when measured twelve (12) inches from the ground at time of planting. Provide screening shrubs no less than thirty (30) inches in height at installation with an average linear spacing of not less at three (3) feet within the required landscape area. 3. A land use buffer 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. 4. The property to the south is zoned R-2, Single-family. The Highway 10 DOD rear yard requirement shall not be less than forty (40) feet. Rear and side yards shall have a landscaped buffer averaging a minimum of twenty-five (25) feet from the property line. Screening and landscape requirements will need to comply. 5. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 6. All ground-mounted mechanical systems and trash receptacles and pickup shall be oriented away from a primary street side of the property and screened from the public right-of-way. Ground-mounted mechanical systems and trash receptacles shall be placed adjacent to alleys if alleys are available. 7. A landscape irrigation system shall be required as per Highway 10 DOD site design and development standards. August 7, 2014 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-4386-B 8 8. 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. 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: (July 16, 2014) Mr. Joe White, White-Daters and Associates, was present representing the request. Staff presented an overview of the development stating there were additional items necessary to complete the review process. Staff questioned details for the proposed signage plan, ground and building signage and details of the proposed building construction. Staff also stated they would recommend a berm be placed within the front landscape area even though there were other options for screening. Staff requested any perimeter fencing be placed on the site plan with a note indicating the total height and construction material. Public Works comments were addressed. Staff stated dedication of right of way was required on the abutting streets to comply with the Master Street Plan. Staff stated a right turn lane was required on Taylor Loop Road and a sidewalk was required along Cantrell Road. Staff stated the driveway spacing did not comply with the minimum standards of the subdivision and boundary street ordinances. Staff stated to allow the drives as indicated would require a variance. Staff stated the sign location appeared to be within the sight triangle located at the intersection of Cantrell and Taylor Loop Roads. Landscape comments were addressed. Staff stated the site was located within the Highway 10 DOD which required a 40-foot landscape strip along Cantrell Road. Staff stated they would prefer the applicant include a berm to screen the proposed parking lot area along Cantrell Road. Staff noted a minimum landscape strip averaging 25-feet was required along the eastern and southern perimeters. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing a number of the issues raised at the July 16, 2014, Subdivision Committee meeting. The revised plan has included the proposed signage plan, indicating a berm within the front August 7, 2014 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-4386-B 9 landscaped area and indicated the proposed perimeter fencing. The revised plan indicates an additional dedication of right of way as requested by Public Works staff and relocated the proposed sign along Cantrell Road outside the sight triangle area. The applicant is seeking to rezone the site from R-2, Single-family and PD-C to allow the development of this 1.8-acre parcel with a convenience store with gas pumps. The building is proposed containing 3,445 square feet with a stand-alone gas canopy containing 10-fueling stations. The gas canopy will run parallel to Cantrell Road and the front of the store will face Cantrell Road as well. There will be ice units and a propane pad adjacent to the store with a free standing vacuum station adjacent to Taylor Loop Road. Access to the site is from driveways on Cantrell Road and Taylor Loop Road. The site is located within the Highway 10 Design Overlay District which has specific development criteria. Per the site design and development standards of the DOD there is to be a minimum development tract size of not less than two (2) acres. The front yard building setback is to be a minimum of 100-feet along Cantrell Road. The rear yard building setback is to be 40-feet and the side yard setback is to be 30-feet. The DOD outlines the landscaping requirements. The frontage along Highway 10 is to be landscaped within a 40-foot landscape buffer. Side and rear yards are to have a landscape buffer averaging a minimum of twenty-five (25) feet from the property line. Where such yard abuts a public right of way a fifteen foot landscape strip is required adjacent to lands zoned Office or residential. A seven (7) foot landscape buffer is allowed where adjacent to lands zoned commercial. The site plan as submitted indicates the placement of a 40-foot landscape buffer along Cantrell Road. The plan also includes a note stating a berm will be installed within the street buffer area. The site plan includes the placement of a 25-foot average landscape strip along the eastern and southern perimeters of the site. The street buffer along Taylor Loop Road is indicated at 9-feet which complies with the minimum requirements of the landscape ordinance. The building setback along the southern perimeter encroaches into the 40-foot rear yard building set back as typically required by the DOD. The proposed ATM is also located within the 40-foot rear yard building setback of the DOD. The canopy along Cantrell Road appears to encroach into the 100-foot building setback typically required along Cantrell Road. The vacuum unit is located along Taylor Loop Road within the 25-foot setback. The site plan indicates the placement of a monument sign 6-feet in height and 72-square feet in area on both Cantrell and Taylor Loop Roads. The signs are proposed at the driveway entrance on each street. The building facades August 7, 2014 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-4386-B 10 proposed with signage are the northern and western facades abutting the public streets. The front of the store will contain the company name and logo. The canopy signage is proposed along the Cantrell façade of the canopy covering 7.5-percent of the façade area. Canopy signage will also be placed on the east and west facades for visibility from Cantrell Road on the east (without pubic street frontage) and Taylor Loop Road on the west. The signage is proposed at 20-percent of the northern and southern facades. The ordinance typically allows a maximum of 10-percent of the façade area to be covered with signage. The general notes section of the site plan states the store will be open 24-hours per day 7-days per week. The hours of garbage collection are limited to 7 am to 6 pm, daily. The dumpster is to be screened with an eight (8) foot opaque screening fence. The maximum building height proposed is 35-feet. All site lighting will be low level and directional, directed downward and into the site. The request includes a variance from the typical driveway spacing criteria of the Subdivision and Master Street Plan ordinances and the Highway 10 DOD. The Overlay states there is to be one (1) curb cut per 300 feet and no curb cut is allowed closer to an intersection than 100-feet. The driveway located on Taylor Loop Road is located approximately 180-feet from the intersection and the driveway located on Cantrell Road is located approximately 240-feet from the intersection. Staff is not in support of the request. Although the development is proposed at a location indicated on the City’s Future Land Use Plan as commercial and is located at an arterial/arterial intersection staff feels this is not an appropriate location for this use. The use is a 24-hour activity and relies on traffic for survival. Stacking on Cantrell Road at this intersection, to turn left and continue south on Taylor Loop Road, stacks beyond the eastern most strip center located on the north side of Cantrell Road; well beyond the driveway for this development on Cantrell Road. With the driveway on Cantrell Road being a full service intersection staff has concerns with customers exiting the site to travel westbound crossing the stack lane to enter the travel lane. Staff also has concerns with potential access on Taylor Loop Road. Customers accessing the site from southbound Taylor Loop Road will have to cross three (3) lanes of traffic to enter the site. This intersection stacks well beyond the applicant’s proposed driveway on Taylor Loop Road. Staff does not feel this site is appropriate for the development as proposed. I. STAFF RECOMMENDATION: Staff recommends denial of the request. August 7, 2014 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-4386-B 11 PLANNING COMMISSION ACTION: (AUGUST 7, 2014) The applicant was present. There were registered objectors present. Staff presented the item stating they were requesting a deferral of the item to the September 4, 2014, public hearing. Staff stated the applicant had indicated modifications to their proposed site plan and the application request. Staff stated they needed additional time to review the new information. 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 9 ayes, 0 noes and 2 absent. August 7, 2014 ITEM NO.: 4 FILE NO.: Z-6323-S NAME: The Village at Rahling Road Revised PCD Lots 4R and 5 LOCATION: Located on the Southeast corner of Rahling Road and Chenal Parkway DEVELOPER: Carolina Holdings Inc. Attn. Britt Goodson P.O. Box 25909 Greenville, SC 29601 ENGINEER: White-Daters and Associates Attn. Joe White 24 Rahling Circle Little Rock, AR 72223 AREA: 5.76 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: C-2, Shopping Center District uses PROPOSED ZONING: Revised PCD PROPOSED USE: C-2, Shopping Center District and C-3, General Commercial District uses VARIANCE/WAIVERS: None requested. BACKGROUND: Ordinance No. 17,542 rezoned 33.274 acres from C-2, Shopping Center District to PCD to allow the development of a mixed use shopping center with C-2, Shopping Center District uses as allowed uses. Four (4) buildings were indicated on what was coined Lot 1. The site plan included twelve (12) lots and a landscape buffer held in a tract located along Chenal Parkway. (Ordinance No. 20,298 adopted by the Board of Directors on August 2, 2010 eliminated the tract along Chenal Parkway and included the area into the unrecorded lots located along Chenal Parkway.) A design manual was August 7, 2014 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-6323-S 2 included with the approval which included standards for roof pitch, sidewalks, parking lots, landscaping, setbacks etc. A number of revisions to the previously approved PCD have occurred. The rear portion has developed with office uses. The retail center has been constructed along Rahling Road. The lots on the western perimeter have not developed. The most recent approval was the adoption of Ordinance No. 20,856 on February 20, 2014, which allowed a revision to the PCD to allow the development of an interior lot with an events center. The events center is currently under construction. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The property contains 5.76 acres in the Village at Rahling Road which is located at the southeast corner of Rahling Road and Chenal Parkway. The property is currently zoned PCD and contains a variety of tenants. Carolina Holdings Inc. has the property under contract with Deltic Timber Corporation. The building proposed on Lot 4R is a single tenant user for a pharmacy with drive-through service. The building is proposed containing 13,300 square feet of floor area. The lot size of Lot 4R is indicated at 2.63 acres. 86-parking spaces are indicated on Lot 4R. The building proposed on Lot 5 is a retail strip center with a possible drive-through at the north end cap. The expected tenants will fall within the C-2, Shopping Center District or C-3, General Commercial District uses. Currently not all tenants have been identified for the proposed strip retail building. The applicant is requesting to revise the building areas as necessary to meet the tenant needs while providing a maximum building area on Lot 5 of 27,500 square feet. There are 164-parking spaces indicated on Lot 5. The total combined square footages of the two (2) lots will not exceed 40,725 square feet. The two (2) lots contain 250-parking spaces. Cross access easements will be created with the filing of the plat to provide circulation within both lots. Access to the future private driveway which connects to the traffic signal on Chenal Parkway will provide safe access for south bound traffic along with direct access to The Promenade at Chenal. Landscape buffers and interior landscape requirements will meet code. B. EXISTING CONDITIONS: The site is a cleared flat site with street improvements in place. The property was cleared and graded with initial development of the conceptual PCD for the Village at Rahling Road. Access to the lot proposed for development is via Rahling Circle, off of Rahling Road. Smaller office buildings are located adjacent August 7, 2014 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-6323-S 3 to the site proposed for development situated around Rahling Circle. There is a larger building located near Rahling Road constructed as a multiuse building through the original approval of the PCD. The Promenade at Chenal is located across Chenal Parkway. Rahling Circle has been constructed as a private drive. There are sidewalks in place along the property frontage. Chenal Parkway is constructed as a four lane median divided roadway. There are no sidewalks in place along the frontage of this property on the parkway. 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 Village of Wellington Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Show existing driveways on Rahling Circle. 2. The proposed monument sign appears to be within the 50-foot sight triangle. Obstructions within this area cannot exceed 30-inches above the drive lane elevation of the adjacent street. The proposed sign appears to obstruct the sight distance. The final sign location will be approved by Traffic Engineering during the building permit process. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Show the proposed call box location for the drive-thru including the proposed location and length of vehicle stack for the drive-thru lane. Consideration should be made to not create conflicts with vehicles parking and entering and exiting the site. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: Entergy’s mapping system indicates that there could be buried electrical lines running diagonally across Lot 4A from the Northwest corner to a point on the eastern edge. One call should be called to verify the locations so August 7, 2014 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-6323-S 4 plans can be made to relocate if necessary. Buried lines also exist along the eastern edge of the property. Contact Entergy, Bernard Neumeier, at 501.954.5158 for additional information. 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 this property. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 7. A capital investment charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: Maintain access. Fire hydrants per code. Aerial fire apparatus, access road. All drives must be 26-feet in width. Contact the Little Rock Fire Department for additional information County Planning: No comment. August 7, 2014 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-6323-S 5 CATA: Out of service area. Site is not accessible to employees and customers utilizing public transit system. Over 3-miles from nearest bus stop. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial District) to allow for commercial development on this site. The application is within the Chenal Design Overlay District. Master Street Plan: Chenal Parkway is a Principal Arterial and Rahling Road is a Minor Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. 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 along both Chenal Parkway and Rahling Road since they are both Arterials. These streets may require dedication of right-of- way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I Bike Path is shown along both Chenal Parkway and Rahling Road. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or an easement is recommended. Nine-foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements and the Chenal/Financial Center Design Overlay District. August 7, 2014 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-6323-S 6 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) the full width requirement but in no case less than nine (9) feet. A minimum twenty-three (23) foot wide buffer (6% of the average lot width) is required along Rahling Circle. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. An additional perimeter planting strip will be required at the north property line of Lot 5 adjacent to the area showing twelve (12) parking spaces. 4. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 5. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). For developments with more than one hundred fifty (150) parking spaces the minimum size of an interior landscape area shall be three hundred (300) square feet. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 6. 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. 7. The development of two (2) acres or more requires an approved landscape plan stamped with the seal of a registered landscape architect prior to the issuance of a building permit. 8. A landscape irrigation system shall be required for developments of one (1) acre or larger. 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: (July 16, 2014) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the development stating there were a few outstanding technical issues in need of addressing prior to the Commission acting on the request. Staff stated the Chenal DOD allowed for a maximum sign August 7, 2014 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-6323-S 7 height of 8-feet and a maximum sign area of 100-square feet. Staff also questioned if the fronts of the buildings would be located on Chenal Parkway or front Rahling Circle. Public Works comments were addressed. Staff requested the site plan include the existing drives on Rahling Circle. Staff also stated the monument sign located at the intersection of Rahling Road and Rahling Circle was located within the 50-foot sight triangle and should be relocated. Staff requested the site plan include the location for the call box for the end cap of Building 5 to ensure there was adequate stack and maneuvering area of the site. Landscaping comments were addressed. Staff stated the site plan was to comply with the City’s landscape and buffer ordinances. Staff stated interior landscaping was required with minimum island sizes of 300-square feet. Staff also stated a landscape strip was required along the common lot line of Lots 4R and 5. Staff stated the minimum strip should be 9-feet on each side. 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 July 16, 2014, Subdivision Committee meeting. The revised site plan has indicated the proposed sign locations, the dumpster locations for proposed Lot 5 and indicated the fronts of the buildings would face Chenal. The applicant has also stated on the site plan the drive-through facility located on the northern end of Lot 5 will not be a use which requires the placement of a call box and will only be leased to a user which provides a drive-up, pick-up window service only. The building proposed on Lot 4R is a single tenant user for a pharmacy with drive-through service. The building is proposed containing 13,300 square feet of floor area. The lot size of Lot 4R is indicated at 2.63 acres. 86-parking spaces are indicated on Lot 4R. The building proposed on Lot 5 is a retail strip center with a possible drive-through at the north end cap. The user of the drive-through will not be a business which requires the placement of a call box. The expected tenants for Lot 5 will fall within the C-2, Shopping Center District or C-3, General Commercial District uses. Currently not all tenants have been identified for the proposed strip retail building. The applicant is requesting to revise the building August 7, 2014 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-6323-S 8 areas as necessary to meet the tenant needs while providing a maximum building area on Lot 5 of 27,500 square feet. There are 164-parking spaces indicated on Lot 5. The total combined square footages of the two (2) lots will not exceed 40,725 square feet. The two (2) lots contain 250-parking spaces. The lots will be served by cross access and cross parking. The typical parking required for a shopping center development is one (1) space per 225-gross square feet of floor area. Based on the typical ordinance requirements 181 parking spaces would be required. Landscape buffers are proposed as approved on the original PCD development plan for the Village at Rahling Road. The revised site plan has not addressed the common landscape strip required on the common lot line of Lots 4R and 5. The area is shown as a common access easement but is indicated with parking spaces within the common access easement. Each of these lots should provide a landscape strip of not less than 9-feet to comply with the landscape ordinance requirement. Staff recommends the plan be redesigned to allow for the required landscape strip in this area. Otherwise to staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the development of the lots 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 the applicant provide the required landscape strip on the common lot lines of Lots 4R and 5 to meet the minimum landscape ordinance requirements. PLANNING COMMISSION ACTION: (AUGUST 7, 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 the applicant provide the required landscape strip along the common lot lines of Lots 4R and 5 to meet the minimum landscape ordinance requirements. August 7, 2014 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-6323-S 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 9 ayes, 0 noes and 2 absent. August 7, 2014 ITEM NO.: 5 FILE NO.: Z-6829-C NAME: Kirk Road Short-form POD LOCATION: Located in the 1700 Block of Kirk Road DEVELOPER: Joe D. Whisenhunt Trustee of Joe D. Whisenhunt Revocable Trust 1701 Centerview Drive, Suite 102 Little Rock, AR 72211 ENGINEER: Development Consultants, Inc. Edwin Hankins IV 220 North Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: 11.42 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: O-2, Office and Institutional (Adopted by the Board of Directors on July 15, 2014) ALLOWED USES: Office and Institutional PROPOSED ZONING: POD PROPOSED USE: O-2, Office and Institutional VARIANCE/WAIVERS: 1. The developer is requesting a variance from the City’s Land Alteration Ordinance to allow for an excavation permit for the entire site area in advance of a building permit. 2. The developer is requesting a variance from Section 30-43 and 31-210 to allow the drives nearer the property lines than typically allowed. 3. The developer is requesting a variance to allow buildings to be placed as close as 15-feet horizontally from the maximum ponding area at the 564.00 contour. All buildings will have a minimum finish floor elevation of 567.00 or greater. August 7, 2014 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-6829-C 2 BACKGROUND: Ordinance No. 20,907 adopted by the Little Rock Board of Directors on July 15, 2014, rezoned the property from MF-18 to O-2, Office and Institutional District. The property contained 11.42 acres and was proposed for a future office development. As a separate item the Board of Directors adopted Ordinance No. 20,905, also adopted by the Board of Directors on July 15, 2014, allowed a revision to the City Future Land Use Plan changing the future land use designation from Residential High Density to Office. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The property was recently rezoned from MF-18 to O-2, Office and Institutional District. The site is undeveloped and contains 11.42-acres. The site is west across Kirk Road from Fellowship Bible Church and the intersection of Wellington Village Drive. The basic proposal is to develop a professional office development with multiple buildings and associated parking. The buildings will all be two-story structures with the exception of the northern most structure which will be one-story. Building construction will be done in three (3) phases. There will be a common access and parking agreement to allow cross connecting drives and parking through the development. There are three (3) variances associated with the request. The developer is requesting a variance from the City’s Land Alteration Ordinance to allow for an excavation permit for the entire site area in advance of a building permit. The developer is requesting a variance from Section 30-43 and 31-210 to allow the drives nearer the property lines than typically allowed and the developer is requesting a variance to allow buildings to be placed as close as 15-feet horizontally from the maximum ponding area at the 564.00 contour. All buildings will have a minimum finish floor elevation of 567.00, or greater. B. EXISTING CONDITIONS: The property is currently undeveloped and grass covered. Undeveloped C-1, Neighborhood Commercial zoned property is located to the north and northeast along Rahling Road. Also to the northeast and northwest of this site are multi-family developments. O-2, Office and Institutional District and O-3, General Office District zoned property is located to the south and southwest of this site. Fellowship Bible Church is located to the southeast of this property on the east side of Kirk Road. An undeveloped POD zoned property is located to the east of this site at the northeast corner of Wellington Village and Kirk Roads. August 7, 2014 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-6829-C 3 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 Village of Wellington Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. All driveways shall be concrete aprons per City Ordinance. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is the applicant requesting an advance grading variance for the entire site to be graded with construction of the first building? 4. Stormwater detention ordinance applies to this property. Does this pond provide detention for this property? 5. Building 2 is proposed to be constructed over the stormwater pipe. The pipe should be moved from under the building. 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. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 8. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveway spacing on an arterial street is required by ordinance to be150-feet from the side property line. A variance must be requested for the northern most driveway location. 9. Provide a letter prepared by a registered engineer certifying the sight distance at the driveway intersection(s) comply with 2004 AASHTO Green Book standards. 10. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. August 7, 2014 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-6829-C 4 11. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as-built certification is required for construction of the retaining wall. 12. Per the City of Little Rock Drainage Manual, in no case shall the limits of maximum ponding elevation be closer than 30-feet horizontally from any building and less than 1-foot vertically below the lowest sill or floor elevation. 13. Per the City of Little Rock Drainage Manual, maximum side slopes for the fluctuating area of permanent lakes shall be 1-foot vertical to 3-feet horizontal (3:1) unless provisions are included for safety, stability, and ease of maintenance. 14. The driveway across from Wellington Village Drive should be removed due to a north bound left turn lane on Kirk Road is not provided. Contact Bill Henry in Traffic Engineering at 501.379.1816 for additional information. 15. The proposed driveways should align with the streets and driveways on the east side of Kirk Road and not offset to the south. Contact Bill Henry in Traffic Engineering at 501.379.1816 for additional information. 16. Since the southernmost driveway provides access to another property, it should be constructed as a private commercial street within a 60-foot easement with sidewalks on both sides in conformance with the City of Little Rock commercial street standard. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: Entergy does not object to this development. Other than streetlights along Kirk Road there are no overhead or underground electrical lines on the property. Contact Entergy well in advance so service requirements, facilities locations and easements can be discussed and agreed upon. Contact Entergy, Bernard Neumeier, at 501.954.5158 for additional information. Center-Point Energy: CenterPoint Energy (CNP) owns and operates a high pressure gas line within a 50-foot easement running diagonally through the proposed Planned Office Development. The gas line and easement are shown on the site plan; however, CNP would like to ensure that this easement will not be encroached upon by excavation activities or permanent structures. Please contact Vinny Vickers (501.377.4914) and Tim Woolford (501.377.4886) prior to the commencement of any construction activities. AT & T: No comment received. August 7, 2014 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-6829-C 5 Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A water main extension will be needed to provide water service to this property. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 7. A capital investment charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: Maintain access. Fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Out of service area. Nearest bus stop over 3-miles away at Wal-mart on Bowman Road. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review approval prior to issuance of a building permit. For information on submittal requirements and the August 7, 2014 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-6829-C 6 review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Office (O) for this property. The Office category includes services provided directly to consumers (e.g. legal, finance, medical) as well as general offices which support more basic economic activities. The applicant has applied for a rezoning from O-2 (Office and Institutional District) to POD (Planned Office District) to allow for the development of several office buildings on the site. Master Street Plan: Kirk 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 Kirk 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 is a Class III Bike Route shown along Kirk Road. Bike Routes require no additional right-of-way or pavement markings, only a sign to identify and direct the route. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property. This strip shall be at least nine (9) feet wide. Provide trees with an average linear spacing of not less than thirty (30) feet within the perimeter planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter planting strip. 3. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 4. The development of two (2) acres or more requires an approved landscape plan stamped with the seal of a registered landscape architect prior to the issuance of a building permit. 5. A landscape irrigation system shall be required for developments of one (1) acre or larger. August 7, 2014 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-6829-C 7 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (July 16, 2014) Mr. Robert Brown was present representing the request. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request. Staff stated the property was recently zoned O-2, Office and Institutional District but due to the recent approval of the ordinance for Subdivision Site Plan Review approved request, which limits approved site plans to 3-years for total build-out the applicant was seeking a Planned Development approval which did not have a limit once one of the buildings was constructed. Public Works comments were addressed. Staff stated a variance was required to allow the drives as indicated on the site plan. Staff also stated the City’s stormwater detention ordinance would apply to the future development of the site. Staff questioned if the pond provided detention for a larger area. Mr. Brown stated the pond did provide detention for this site as well as an area to the east. Staff stated prior to construction of retaining walls approval from Public Works was required. Staff requested an engineer’s certification for sight distance at the various driveway locations. Landscaping comments were addressed. Staff stated a perimeter landscape strip was required along the side of vehicular use areas and adjoining property. Staff stated developments in excess of two (2) acres required an approved landscape plan stamped with the seal of a registered landscape architect. Staff also stated irrigation would be required to water landscape areas 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 to staff addressing the issues raised at the July 16, 2014, Subdivision Committee meeting. The request includes variances as noted by staff. The applicant has provided the certification of sight distance at the various driveway locations. The revised site plan has addressed staff’s concerns related to the driveway locations. August 7, 2014 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-6829-C 8 The property was recently rezoned from MF-18, Multi-family 18-units per acre to O-2, Office and Institutional District. The site is undeveloped and contains 11.42-acres. The basic proposal is to develop a professional office development with multiple buildings and associated parking. The buildings will all be two-story structures with the exception of the northern most structure which will be one-story with a maximum building height of 45-feet. Building construction will be done in three (3) phases. Phase 1A includes the construction of Building 1 and the associated parking and drive isles. Phase 1B will include the construction of Building 4 and the associated parking and drive isles. Phase 2 will include the construction of Buildings 2 and 3 and completion of the parking areas. There will be a common access and parking agreement to allow cross connecting drives and parking through the development. Building 1 is proposed as a one (1) story building containing a maximum of 11,250 square feet with a maximum building height of 25-feet. Building 2 is proposed as a 2-story building containing a maximum of 27,000 square feet and a maximum building height of 45-feet. Building 3 is proposed as a 2-story building containing a maximum of 33,000 square feet and a maximum building height of 45-feet. Building 4 is proposed with a maximum building height of 45-feet and a maximum building area of 27,000 square feet. The total square footage on the site plan includes 98,250 square feet and 11-percent building coverage. The floor area ratio for the site is 19.74-percent. The interior landscape area is 11-percent and the total number of parking spaces provided is 430 spaces for a parking ratio of 4.38 to 1,000. The buildings will be structural steel frame (steel columns, beams and bar joints) with concrete foundations and floor slabs. The roofs will be primarily low-slope single-ply membrane over rigid insulation on metal deck, typically with a parapet at the perimeter. Some exposed standing seam metal roofing will be used on limited areas. Exterior facades will be a combination of masonry (brick or stone) and aluminum and glass storefront with limited areas of insulated composite metal panels or other accent material. Overhangs, shading devices and other exterior fenestration will be incorporated into the designs to provide interest and control solar gain. The site plan includes the placement of three (3) monument signs located along Kirk Road and one interior monument sign. All signs requested will be ten (10) feet high and one hundred (100) square feet in area. Building signage will be placed as typically allowed in office zones or a maximum of ten percent of the façade area abutting a public street. A note on the site plan states a dense evergreen screening will be provided along the northwestern portion of the site to provide screening from the adjacent existing multi-family housing property. No additional fencing is anticipated with August 7, 2014 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-6829-C 9 the development. Should fencing be proposed in the future all fencing would comply with the typical standards for placement and height of fencing allowed in office zones. There are three (3) variances associated with the request. The developer is requesting a variance from the City’s Land Alteration Ordinance to allow for an excavation permit for the entire site area in advance of a building permit. The applicant has stated grading of the entire site with the initial construction allows the site to balance eliminating the need for hauling material from the site only to bring material back to the site when a subsequent building is constructed. The request includes a variance from Section 30-43 and 31-210 to allow the drives nearer the property lines than typically allowed. The northern most drive does not comply with the typical requirement of being located 150-feet from the property line 37.03-feet. Staff is supportive of the variance requests. The drive is proposed as a right-in/right-out driveway. The applicant’s engineer has provided certification stating the sight distance at this location is adequate. The request includes a variance to allow buildings to be placed as close as 15-feet horizontally from the maximum ponding area. Per the City of Little Rock Drainage Manual, in no case shall the limits of maximum ponding elevation be closer than 30-feet horizontally from any building and less than 1-foot vertically below the lowest sill or floor elevation. The variance would allow buildings to be placed as close as 15-feet horizontally from the maximum ponding area at the 564.00 contour. All buildings will maintain a minimum finish floor elevation of 567.00 or greater. Staff is supportive of the request. The applicant is proposing a rezoning from O-2, Office and Institutional District to POD to allow the development of an office development with similar development criteria as the O-2 zoning district. To staff’s knowledge there are no outstanding technical issues associated with the request. Staff feels the office development 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 following variances associated with the request: a. The variance request from the City’s Land Alteration Ordinance to allow for an excavation permit for the entire site area in advance of a building permit. August 7, 2014 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-6829-C 10 b. The variance request from Section 30-43 and 31-210 to allow the drives nearer the property lines than typically allowed. c. The variance request to allow buildings to be placed as close as 15-feet horizontally from the maximum ponding area at the 564.00 contour. All buildings must have a minimum finish floor elevation of 567.00 or greater. PLANNING COMMISSION ACTION: (AUGUST 7, 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 also presented a recommendation of approval of the following variances associated with the request: a. The variance request from the City’s Land Alteration Ordinance to allow for an excavation permit for the entire site area in advance of a building permit. b. The variance request from Section 30-43 and 31-210 to allow the drives nearer the property lines than typically allowed. c. The variance request to allow buildings to be placed as close as 15-feet horizontally from the maximum ponding area at the 564.00 contour. All buildings must have a minimum finish floor elevation of 567.00 or greater. 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 9 ayes, 0 noes and 2 absent. August 7, 2014 ITEM NO.: 6 FILE NO.: Z-6883-C NAME: ‘I’ and ‘J’ Streets Revised Short-form PD-R LOCATION: Located at 5209 ‘J’ Street and 5212 ‘I’ Street DEVELOPER: Paul Page Dwellings, LLC 324 East 15th Street Little Rock, AR 72202 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.50 acres NUMBER OF LOTS: 2-parcels FT. NEW STREET: 0 LF CURRENT ZONING: PD-R ALLOWED USES: Existing multi-family and 2-Single-family detached homes PROPOSED ZONING: PD-R PROPOSED USE: Existing multi-family and 1-Single-family detached homes VARIANCE/WAIVERS: None requested. BACKGROUND: On August 3, 2000, the Little Rock Planning Commission approved a request to rezone the site from R-2, Single-family and R-4, Two-family to PD-R to allow a single-family residence located at 5212 ‘I’ Street to be removed and a new four-plex constructed in its location. A parking area located to the rear of the site was to be upgraded with new paving. The parking was located behind the six-unit apartment building and contained 16-parking spaces which were accessed from ‘J’ Street. Four (4) garage parking spaces were located on-site with the six-unit apartment development. The Board of Directors adopted Ordinance No. 18,379 on October 17, 2000, allowing the rezoning the site to PD-R. A Future Land Use Plan amendment was also filed to August 7, 2014 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-6883-C 2 change the site from Single Family and Low Density Residential to Multi Family. This application request was denied by the Planning Commission at their January 8, 2009, public hearing and was not appealed to the Board of Directors. The 4-plex was not constructed. Ordinance No. 20,072 adopted by the Little Rock Board of Directors on February 3, 2009, allowed a revision to the previously approved PRD to allow the creation two (2) lots and the construction of a single-family home on each of the lots. The site plan approved allowed for buildable areas for the proposed lots. The site plan indicated the new homes would closely match the design criteria of the Hillcrests Design Over District. The lots were proposed approximately 44-feet by 85-feet for a total lot area of 3,740 square feet. The front yard setback approved allowed a 20-foot front yard setback, a 25-foot rear yard setback and a 5-foot side yard setback with a building envelope of 40-feet by 34-feet or 1,360 square feet. The total height, total lot coverage, the floor area ratio were to comply with the Hillcrest DOD requirements at the time of building permit. There was no change to the developed site located on ‘J’ Street proposed. This development did not occur. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing to revise the previously approved PD-R to allow the construction of a single-family home on the lot located along ‘I’ Street. The lot has approximately 88-feet of frontage on ‘I’ Street and is 72-feet deep along the eastern perimeter and 91-feet deep along the western perimeter. The total lot area is approximately 6,358 square feet. The site plan indicates a building envelope of 3,142 square feet. The front yard setback is indicated at 15-feet. The side yards are indicated at 5-feet and the rear yard is 13.6-feet along the eastern perimeter flaring to 23.6-feet along the western perimeter. No change is proposed to the developed site located on ‘J’ Street. The applicant has indicated the development will comply with the development standards of the Hillcrest DOD with regard to building height, floor area ratio and lot coverage. The home located along the eastern perimeter sits 18-feet from the front property line. The home along the western perimeter sits 38-feet from the front property line. The applicant is proposing to place the front of the house at 15-feet and allow a 5-foot landscape wall and entry feature to extend to within 10-feet of the front property line. The property is located within the Hillcrest Design Overlay District. The Hillcrest Design Overlay District has specific development criteria related to setbacks, lot coverage, floor area ratio and maximum building height. The ordinance states property, if for any reason, that cannot be developed without violating the standards of the DOD shall be reviewed through the planned zoning district August 7, 2014 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-6883-C 3 section of the zoning ordinance, with the intent to devise a workable development plan which is consistent with the purpose and intent of the overly ordinance. B. EXISTING CONDITIONS: The frontage along I Street is vacant and the property along J Street contains a four-unit apartment building and a six-unit apartment buildings. There are single-family homes located to the east, west and south across I Street and north across J Street. A number of the residential structures in this area contain more than one dwelling unit but the area along I Street appears to be single-family. Mount St. Mary’s School is located further east across Kavanaugh Boulevard and Holy Souls School is located further west across Harrison Street. 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: 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 main extension required with easements if sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal as there are no wires or poles in the affected area. Contact Entergy to determine electrical service requirements and easements. Contact Entergy, Bernard Neumeier, at 501.954.5158 for additional information. Center-Point Energy: No comment received. AT & T: No comment received. August 7, 2014 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-6883-C 4 Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A water main extension will be needed to provide water service to this property. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 7. A capital investment charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Directly served by Route #1, Pulaski Height Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. August 7, 2014 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-6883-C 5 Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Residential Medium Density (RM) for this property. The Residential Medium Density category accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi-family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The applicant has applied for a rezoning from PRD (Planned Residential District) to PRD (Planned Residential District) to change an expired PRD to add a single-family house to this development. The application is within the Hillcrest Design Overlay District. Master Street Plan: I and J Streets are 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. G. SUBDIVISION COMMITTEE COMMENT: (July 16, 2014) Mr. Page Wilson was present representing the request. Staff presented an overview of the development stating the request was to allow the construction of a single-family home on this currently vacant lot in Hillcrest. Staff stated the intent was to comply with most of the standards of the Hillcrest DOD but in some areas, due to limitations on the lot, full compliance could not be achieved. Staff requested Mr. Wilson provide the maximum building height, the number of floors, to total square footage of the home. Staff requested Mr. Wilson provide building elevations and the proposed construction materials. Public Works noted and broken curb, gutter or sidewalk would require repair prior to occupancy. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. August 7, 2014 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-6883-C 6 H. ANALYSIS: The applicant submitted a revised site plan addressing a number of the issues raised at the July 16, 2014, Subdivision Committee meeting. The applicant is proposing to revise the previously approved PD-R for the southern lot which fronts onto I Street. The materials include steel, James Hardi panel siding, wood, brick, vertical and horizontal siding or equivalent, metal standing seam roof. The maximum building height is proposed less than the 39-feet allowed by the Hillcrest DOD. The structure is proposed as 2-story. No change is proposed to the developed site located on ‘J’ Street. The lot fronting ‘I’ Street has approximately 88-feet of frontage on ‘I’ Street and has 72-feet of depth along the eastern perimeter and 91-feet along the western perimeter. The total lot area is approximately 6,358 square feet. The site plan indicates a building envelope of 3,142 square feet (lot coverage 49%). The current site plan indicates the ground floor of the home containing 2,475 square feet and combined with the upper floor the home is proposed containing 3,000+ square feet. The applicant has indicated the mass of the home will remain below 50-percent as allowed by the DOD. The front yard setback is indicated at 15-feet. The side yards are indicated at 5-feet and the rear yard is indicated at 13.6-feet along the eastern perimeter flaring to 23.6-feet along the western perimeter. The applicant has indicated the development will comply with the development standards of the Hillcrest DOD with regard to building height, floor area ratio and lot coverage. The home located along the eastern perimeter sits 18-feet from the front property line. The home along the western perimeter sits 38-feet from the front property line. The applicant is requesting to place the front façade of the home at 15-feet and allow a covered entry with steps and a landscape feature and 5-foot high architectural wall extending to 10-feet from the property line. The site plan indicates the placement of a 6-foot privacy fence within the rear yard area, along the northern, eastern and western perimeters. Staff is supportive of the request. The applicant is proposing to amend the previously approved PD-R to allow the construction of a single-family home on this existing substandard lot. The previous approval allowed for similar setbacks and was proposed for two (2) single-family homes. Although the development is not fully complying with the Hillcrest DOD staff feels the development is meeting the spirit of the Overlay. Staff feels the development as proposed is appropriate. August 7, 2014 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-6883-C 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: (AUGUST 7, 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 9 ayes, 0 noes and 2 absent. August 7, 2014 ITEM NO.: 7 FILE NO.: Z-7436-C NAME: West Cantrell Self Storage Revised PCD LOCATION: Located at 14300 Cantrell Road DEVELOPER: West Cantrell Storage Attn. Dan Lusk 14300 Cantrell Road Little Rock, AR 72223 ENGINEER: White-Daters and Associates Attn. Joe White 24 Rahling Circle Little Rock, AR 72223 AREA: 8.3 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: Mini-warehouse, Strip Office Center, Truck rental PROPOSED ZONING: Revised PCD PROPOSED USE: Mini-warehouse, Strip Office Center, Truck rental – Add two (2) additional levels to an existing single-story mini-warehouse building on-site VARIANCE/WAIVERS: None requested. BACKGROUND: Ordinance No. 18,921 adopted by the Little Rock Board of Directors on August 19, 2001, established Lusk Long-form PCD. The approval allowed the rezoning of the site and the creation of a three (3) lot plat. Lot 1 was removed from the PCD request but the lot was established through the platting process (S-1404). Lot 2 was approved for the development of a 12,900 square foot building to be developed utilizing O-3, General Office District uses and the listed accessory uses defined in the O-3, General Office August 7, 2014 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-7436-C 2 Zoning District eliminating the ten (10) percent maximum for the accessory uses. Lot 3 was proposed for construction of 88,000 square feet of mini-warehouse development contained in eight (8) buildings and an 1,800 square foot office/managers residence. Lots 2 and 3 have developed. Lot 1 remains vacant. The hours of operation for the office portion of the site were proposed as 7:00 am to 10:00 pm seven days per week and the mini-warehouse was proposed with 24-hour access. The mini-warehouse development would be gated with security access. The backs of the mini-warehouse buildings provided the required screening and an eight-foot opaque fence was to be installed where there were breaks in the buildings. The applicant also proposed the placement of an eight-foot opaque fence along the northwestern boundary in the area that adjoined the R-2, Single-family zoned property. Ordinance No. 19,961 adopted by the Little Rock Board of Directors on May 6, 2008, allowed a revision to the previously approved PCD by adding truck rental as an allowable use for the site. The request limited the number of trucks on the property at one time to five (5) units. All the trucks were to be located behind the gates on the property and located within a denoted area on the approved site plan. The applicant indicated when the area was developed with additional warehouse units, the trucks would be relocated to the rear of the site. The hours of operation for the truck rental were from 9:00 am to 5:30 pm Monday through Friday, from 9:00 am to 3:00 pm on Saturday and no rental was proposed on Sunday. The hours of operation for the mini-warehouse development remained as a 24-hour access facility. In addition to the truck rental, the approval allowed a small sign to be located on the store front window with a maximum sign size of two (2) feet by four (4) feet. The request also included the allowance of the addition of truck rental advertising on the existing ground mounted sign located on Lot 2 adjacent to Cantrell Road. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to amend the previously approved PCD for Lot 3 of the development containing 8.3-acres. The development is currently operating as a self-storage facility with a mix of climate and non-climate controlled storage. There is a strip retail center located in front of the mini-warehouse development which contains a mixture of office and commercial uses. The owner of the development recently purchased the sliver of property which previously existed between this development and Candlewood Drive along the eastern perimeter of the site. The applicant is requesting to include this newly purchased area into the previously approved PCD zoning. The applicant is August 7, 2014 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-7436-C 3 proposing to construct a driveway from the north end of the facility over to Candlewood Drive which allows exit access for tenants and a secondary access for emergency vehicles. The developer also proposes to construct a two (2) story climate controlled addition above one (1) of the existing interior buildings. This will create a three (3) story structure with a height less than 35-feet which is consistent with the height limit approved with the original PCD zoning. The lower floor will remain non-climate controlled, while the upper stories will be climate controlled. Access will be from inside the new construction via an elevator or stairs. The site plan includes a building located along the northern portion of the site which has not been constructed. The building is proposed with 5,250 square feet on the upper level and 5,250 square feet on the lower level. The request includes maintaining approval of this building for future construction. The original approval of the PCD zoning allowed for 110,000 square feet of mini-warehouse development. With the revision to the PCD a total of 115,000 square feet of mini-warehouse will be developed at the time of final build-out. B. EXISTING CONDITIONS: All the previously approved mini-warehouse buildings have been constructed with the exception of the northern most building. The office development located along Cantrell Road has been constructed. Northwest of the site is an approved POD for a landscape business. There are a number of uses in the area including commercial uses located along Cantrell Road to the east and west. To the northwest is a single-family subdivision located along Pine Mountain Road. Further northwest is a single-family subdivision accessed via Pinnacle Valley Road. The area to the south is currently vacant and zoned R-2, Single-family. There is an approved PCD located to the southeast of the site containing a number of commercial uses with a mini-warehouse development located behind the strip center. Also located along Cantrell Road to the southeast is a carwash currently under construction. 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 Chenal Ridge Property Owners Association, the Pinnacle Valley Neighborhood Association, the Secluded Hills Property Owners Association, the Tulley Cove Neighborhood Association, the Westbury Neighborhood Association and the Westchester Heatherbrae Property Owners Association were notified of the public hearing. August 7, 2014 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-7436-C 4 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Provide a letter prepared by a registered engineer certifying the sight distance at the proposed driveway complies with 2004 AASHTO Green Book standards. 3. Provide a Sketch Grading and Drainage Plan per Section 29-186 of the proposed driveway. The driveway must be constructed with a concrete apron. 4. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 5. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as-built certification is required for construction of the retaining wall. 6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 7. Stormwater detention ordinance applies to this property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: Entergy does not object to the proposed development of Lot 3. A single phase distribution line exists along the eastern and western edges of the property. Contact Entergy in advance for service, or to work out details of service upgrades, if required. Contact Entergy, Bernard Neumeier, at 501.954.5158 for additional information. Center-Point Energy: No comment received. AT & T: No comment received. August 7, 2014 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-7436-C 5 Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A water main extension will be needed to provide water service to this property. 3. 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 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. 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. 7. 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. 8. Contact Central Arkansas Water if additional fire protection or metered water service is required. 9. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 August 7, 2014 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-7436-C 6 if you would like to discuss backflow prevention requirements for this project. 10. 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. 11. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. 12. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Maintain access. Fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Site accessible by public transit on Route #25 Express Route providing service in early AM and after 4PM on weekdays only. Out of local service area. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial District) to add a climate control structure within the previously approved and developed PCD on the site. The application is within the Highway 10 Design Overlay District. August 7, 2014 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-7436-C 7 Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I Bike Path is shown along Cantrell Road. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of- way or an easement is recommended. Nine-foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements and the Highway 10 Overlay District. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) the full width requirement but in no case less than nine (9) feet. Easements cannot count toward fulfilling this requirement. The plantings, existing and proposed, shall be provided within the City’s landscape ordinance requirements. 3. A landscape irrigation system shall be required for developments of one (1) acre or larger. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (July 16, 2014) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues in need of addressing related to the site plan. Staff requested Mr. White provide details of the proposed sign located on Candlewood Drive. Public Works comments were addressed. Staff requested Mr. White provide a sketch grading and drainage plan. Staff also requested he provide an engineer’s certification verifying sight distance for the driveway located on Candlewood Road. Staff stated a grading permit would be required prior to construction activities on the site. August 7, 2014 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-7436-C 8 Landscaping comments were addressed. Staff stated any dead, diseased or missing landscaping must be replaced at this time. Staff also stated with the new construction additional landscaping may be required within the development. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan addressing staff’s concerns raised at the July 16, 2014, Subdivision Committee meeting. The applicant has provided the proposed sign to be located on Candlewood Drive. The applicant has also provided an engineer’s certification for the sign distance for the proposed driveway location on Candlewood Drive and has stated the driveway does comply with 2004 AASHTO Green Book standards. The sign is proposed as a monument sign with a maximum height of 6-feet and a maximum sign area of 64-square feet. The applicant is proposing to amend the previously approved PCD for Lot 3 of the development. The developer proposes to construct a two (2) story climate controlled addition above one (1) of the existing interior buildings. This will create a three (3) story structure with a height less than 35-feet which is consistent with the height limit approved with the original PCD zoning. The building elevation for the new addition includes an architectural feature to match the architectural feature located on the existing mini-warehouse office building. The lower floor will remain non-climate controlled, while the upper stories will be climate controlled. Access will be from inside the new construction via an elevator or stairs. The site plan includes a building located along the northern portion of the site which has not been constructed. The building is proposed with 5,250 square feet on the upper level and 5,250 square feet on the lower level. The request includes maintaining approval of this building for future construction. The original approval of the PCD zoning allowed for 110,000 square feet of mini-warehouse development. With the revision to the PCD a total of 115,000 square feet of mini-warehouse will be developed at the time of final build-out. Staff is supportive of the request. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the revision to the PCD to add two (2) additional floors of climate controlled storage is appropriate for this site. August 7, 2014 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-7436-C 9 I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (AUGUST 7, 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 9 ayes, 0 noes and 2 absent. August 7, 2014 ITEM NO.: 8 FILE NO.: Z-8037-A NAME: John Barrow Appearance Center Short-form PCD LOCATION: Located on the Northeast corner of 32nd Street and John Barrow Road DEVELOPER: Greg King – Riverfront Details 2420 Cantrell Road Little Rock, AR 72202 ARCHITECT: Caradine Companies Architecture Attn. Fabian Marks P.O. Box 190 Little Rock, AR 72203 SURVEYOR: RCC Solutions LLC 124 North Market Street Benton, AR 72015 AREA: 0.72 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD - Expired ALLOWED USES: Carwash – Detail shop, General and Professional Office PROPOSED ZONING: PCD PROPOSED USE: Carwash – Detail shop, General and Professional Office VARIANCES/WAIVERS REQUESTED: 1. A waiver of the required undisturbed buffer along the eastern perimeter of the site. 2. A deferral of the required street improvements to West 31st Street. 3. A reduction in the required right of way dedication and paving width for West 32nd Streets. The applicant failed to fully respond to comment raised at the July 16, 2014, Subdivision Committee meeting. Staff recommends deferral of this item to the September 18, 2014, public hearing. August 7, 2014 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-8037-A 2 PLANNING COMMISSION ACTION: (AUGUST 7, 2014) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had failed to fully respond to comment raised at the July 16, 2014, Subdivision Committee meeting. Staff presented a recommendation of deferral of the item to the September 18, 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 9 ayes, 0 noes and 2 absent. August 7, 2014 ITEM NO.: 9 FILE NO.: Z-8958 NAME: Rock Structure Repair Short-form PID LOCATION: Located at 8024 Stanton Road DEVELOPER: Rock Structure Repair Attn. Rudy Gutierrez 3 Kipling Court Little Rock, AR 72209 ENGINEER: Marlar Engineering 5318 John F. Kenney Boulevard North Little Rock, AR 72116 AREA: 2.37 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family, Non-conforming machine shop PROPOSED ZONING: PID PROPOSED USE: Selected I-2, Light Industrial uses VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is a rezoning of the site from R-2, Single-family to PID to allow the reuse of an existing metal building on the site. The property contains a 7,400 square foot steel warehouse building which has been used as a machine shop business for the past 30-years. Rock Structure Repair is under contract to purchase the property to allow their company to locate on the site. The company provides foundation repair, drainage and retaining wall construction. The company plans to use the site for storage of concrete cylinders and drain pipes August 7, 2014 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-8958 2 outside the building. The company vehicles will be parked inside the building. The business hours are from 7:00 am to 5:00 pm Monday through Friday. In keeping with the previous use of the property the applicant is requesting the use of the property for his business but is also requesting the following list of I-2, Light Industrial uses as allowable alternative uses for the site: Cabinet or woodworking shop, Contractor or maintenance yard, Machine or welding shop, Office warehouse and Plumbing, electrical, heating or air conditioning shop. B. EXISTING CONDITIONS: This area contains a mixture of uses many of which are non-conforming uses. There are single-family homes, manufactured home parks, a daycare center, auto related businesses and office uses. Stanton Road has been constructed with curb and gutter. Sidewalk is located along the eastern portion of Stanton Road. There is no sidewalk adjacent to this site. 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 Upper Baseline Neighborhood Association, the Wakefield Neighborhood Association, the Windamere Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. Southwest Little Rock United for Progress voted at their July 7, 2014, meeting (unanimously) to support the applicant’s request. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stanton Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30-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. At the time of future development including expansions of the existing structures and pavement, the existing driveway apron must be narrowed to no wider than 28-feet. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. August 7, 2014 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-8958 3 Entergy: Entergy does not object to this development. There is an existing power line along most of the southern edge of the property from which Entergy will need to maintain an easement and access. Contact Entergy, Bernard Neumeier, at 501.954.5158 for additional information. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: Maintain access. Fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Served directly by Route #15, 65th Street Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the Geyer Springs East Planning District. The Land Use Plan shows Residential Medium Density (RM) for this property. The Residential Medium Density category accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi-family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to PID (Planned Industrial District) to recognize an existing development on the site and add some industrial uses. Master Street Plan: Stanton Road is shown as a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. August 7, 2014 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-8958 4 Bicycle Plan: There is a Class III Bike Route shown along Stanton Road. Class III Bike Routes require no additional right-of-way or pavement markings, only a sign to identify and direct the route. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. Future development or redevelopment of the site will require a corresponding upgrade in the site landscaping. 2. External storage of materials shall be screened from abutting properties and streets. Existing and planted vegetation, berms, fences, walls and other landscaping devices may be used to achieve the required screening. 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. 3. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (July 16, 2014) The applicant was present. Staff presented an overview of the development stating there were few outstanding technical issues related to the site plan. Staff stated the building was existing and had a history of non-residential use. Staff stated the applicants were seeking to rezone the property to a PID to allow their use, a contactors office and storage yard, and additional specifically identified I-2, Light Industrial District uses as allowable alternative uses. Public Works comments were addressed. Staff stated at the time of redevelopment the existing drive was to be reduced to no more than 28-feet. Staff also stated Stanton Road was indicated on the Master Street Plan as a collector street which required a dedication of right of way to 30-feet from centerline. Staff noted any broken curb, gutter or sidewalk was to be repaired by the applicant prior to occupancy of the building. Landscape comments were noted. Staff stated at the time of redevelopment of the site an upgrade in landscaping would be required. Staff also stated all external storage of materials was to be screened from the abutting properties and streets. Staff stated the screen was to be an opaque screening material of either a fence, wall or evergreen plantings. August 7, 2014 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-8958 5 Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues raised at the July 16, 2014, Subdivision Committee meeting in need of addressing via a revised site plan. The applicant is seeking a PID rezoning to allow an existing commercial building to be used as a contractor’s office and storage yard for their business. In addition to the applicant’s use the following additional alternative uses are being proposed: Cabinet or woodworking shop, Contractor or maintenance yard, Machine or welding shop, Office warehouse and Plumbing, electrical, heating or air conditioning shop. The business hours are from 7:00 am to 5:00 pm Monday through Friday. The property contains a 7,400 square foot steel warehouse building which is being used as a machine shop business. The applicant is under contract to purchase the property to allow their company to locate on the site. The applicant’s business provides foundation repair, drainage and retaining wall construction. The use of the property includes the storage of concrete cylinders and drain pipes (outside) within the rear yard of the site. Some equipment will also be located outside within the rear yard area. Company vehicles will be parked inside the building. The applicant has indicated fencing will be installed to provide security for the equipment and materials stored outdoors. The outdoor storage area will be screened as required by City ordinance. The site plan has not included the placement of a dumpster on the site. Should a dumpster be needed in the future staff feels the dumpster placement should be mindful of the adjacent residential uses and the hours of dumpster service be limited to 7 am to 6 pm Monday through Friday. The applicant has not requested the placement of a sign on the property. Staff recommends should signage be desired the signage be limited to signage typically allowed in office zones or a maximum of six (6) feet in height and a maximum sign area of 64-square feet. Also building signage is to be limited to a maximum of ten (10) percent of the façade area abutting Stanton Road. Staff is supportive of the request. The applicant is requesting approval of a PID to allow the reuse of an existing non-residential building as a contractor’s office and storage yard. Although the applicant is not proposing significant changes to the site at this time future renovations and/or expansions may require site upgrades including landscaping and the narrowing of the existing driveway. August 7, 2014 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-8958 6 I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends should a dumpster be placed on the site in the future the placement be mindful of the adjacent residential uses and the hours of dumpster service be limited to 7 am to 6 pm Monday through Friday. Staff recommends signage be limited to signage typically allowed in office zones or a maximum of six (6) feet in height and a maximum sign area of 64-square feet and building signage be limited to a maximum of ten (10) percent of the façade area abutting Stanton Road PLANNING COMMISSION ACTION: (AUGUST 7, 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 any future dumpsters be placed on the site mindful of the adjacent residential uses and the hours of dumpster service be limited to 7 am to 6 pm Monday through Friday. Staff presented a recommendation signage be limited to signage typically allowed in office zones or a maximum of six (6) feet in height and a maximum sign area of 64-square feet and building signage be limited to a maximum of ten (10) percent of the façade area abutting Stanton Road 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 9 ayes, 0 noes and 2 absent. August 7, 2014 ITEM NO.: 10 FILE NO.: Z-8959 NAME: The Lofts at Kanis Creek Long-form PD-R LOCATION: Located on the South side of Kanis Road in the 14300 Block DEVELOPER: Rowan Development Attn. Jacob Chi 12206 West Markham Suite 200 Little Rock, AR 72211 ENGINEER: McGetrick Engineers 11419 Stagecoach Road, Suite 2100 Little Rock, AR 72210 AREA: 14.03 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: Multi-family 20-units per acre VARIANCE/WAIVERS: None requested. The applicant failed to respond to comments and issues raised at the July 16, 2014, Subdivision Committee meeting. Staff recommends deferral of this item to the September 18, 2014, public hearing. PLANNING COMMISSION ACTION: (AUGUST 7, 2014) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had failed to respond to comments and issues raised at the July 16, 2014, Subdivision Committee meeting. Staff presented a recommendation of deferral of the item to the September 18, 2014, public hearing. August 7, 2014 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-8959 2 There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. August 7, 2014 ITEM NO.: 11 FILE NO.: Z-8964 NAME: Dunn Short-form PD-R and Alley Abandonment LOCATION: Located on the Northeast corner of Arthur and Nix Roads DEVELOPER: Universal Housing Group P.O. Box 241667 Little Rock, AR 72223 ENGINEER: Marlar Engineering 5318 John F. Kenney Boulevard North Little Rock, AR 72116 AREA: 1.3 acres NUMBER OF LOTS: 11 – townhouse lots FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: Townhouse, Single-family attached VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting to rezone the site from R-2, Single-family to PD-R to allow the creation of a townhouse lot plat. The current area is 1-acre and is proposed with 11 townhouse lots. The site has frontage on three (3) platted City streets, Farris Street to the east, Arthur Road to the south and Nix Road to the west. The site plan indicates the new lots will be developed with two (2) buildings fronting Nix Road, two (2) buildings fronting Farris Street and three (3) buildings with two (2) units and one single unit fronting Arthur Road. The lots are indicated with lot widths ranging in size from 30.4-feet to 58.6-feet in width. The lot depths range from 106.8-feet to 124.0-feet. The lot area ranges from 3,492 square feet August 7, 2014 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-8964 2 to 6,258 square feet. The site plan indicates a 10-foot building setback along the northern perimeter. The plan indicates a minimum building setback along the abutting streets of 20-feet. The units are proposed with rear loaded garages accessed from a 20-foot alley. The alley extends the distance between Nix Road and Farris Street. The site plan indicates a 32-foot by 68-foot common area within the development. Four (4) percent of the site is proposed as common open space. The development is proposed with 8.2 units per acre. The request also includes the abandonment of a north/south alley located adjacent to Lots 5 and 12 Block 5, Gibraltar Heights Addition and an east/west alley located adjacent to Lots 6 – 11 and 5 and 12 Block 5, Gibraltar Heights Addition. B. EXISTING CONDITIONS: The property is currently platted as eight (8) single-family lots. There is a single-family home located on the property. This area is predominately single-family. A number of new homes have been constructed in this general area within the last 10-years. North of the site along West Markham Street is the Shadow Lakes Apartments. Also in the area along West Markham Street are a number of office and commercial uses with frontage on West Markham Street and Chenal Parkway. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. A number of the comments have been in opposition. A few have indicated they are in support of the request. All property owners located within 200-feet of the site along with the Gibraltar Heights Point West Timber Ridge Neighborhood Association and the Parkway Place Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Nix Road is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25-feet from centerline will be required. 2. Arthur Road is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25-feet from centerline will be required. August 7, 2014 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-8964 3 3. Farris Street is classified on the Master Street Plan as a collector street. A dedication of right-of-way 25-feet from centerline will be required. 4. A 20-foot radial dedication of right-of-way is required at the intersection of Nix Road and Arthur Road. 5. A 20-foot radial dedication of right-of-way is required at the intersection of Arthur Road and Farris Street. 6. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Nix Road including 5-foot sidewalks with the planned development. The new back of curb should be located 13-feet from centerline. Additional asphalt maybe required to be installed on Nix Road to provide at least 20-feet of asphalt. 7. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Arthur Road including 5-foot sidewalks with the planned development. The new back of curb should be placed 13-feet from the centerline. Additional asphalt maybe required to be installed on Arthur Road to provide at least 20-feet of asphalt. 8. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Farris Road including 5-foot sidewalks with the planned development. The new back of curb should be located 13-feet from centerline. Additional asphalt maybe required to be installed on Farris Road to provide at least 20-feet of asphalt. A temporary hammerhead turnaround must be provided at the northern end of Farris Road for City of Little Rock and emergency vehicles. 9. The proposed alley should be private and paved at least 20-feet wide from Farris Street to Nix Road. 10. 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. 11. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 12. 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. 13. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 501.379.1813; Greg Simmons gsimmons@littlerock.org for more information. August 7, 2014 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-8964 4 14. The proposed plat does not show utility easements. 15. Residential waste will be picked up in the street adjacent to the front yard. 16. 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 main extension required with easements to provide sewer service to all lots. Entergy: Entergy does not object to the proposed development. Single phase electrical distribution lines exist on the southern, eastern and northwestern edge of the property as well as an extension to the house currently located on the property. Contact Entergy, Bernard Neumeier, at 501.954.5158, in advance to discuss service arrangements for the development. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A water main extension will be needed to provide water service to this property. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. August 7, 2014 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-8964 5 6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 7. A capital investment charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: Maintain access. Fire hydrants per code. Two-ways to enter and exit, subdivision, fire apparatus, turn-arounds. All drives must be 26-feet in width. Contact the Little Rock Fire Department for additional information County Planning: No comment. CATA: Difficult to access public transportation from this site. Location is over ¾ mile from Route #5, West Markham Route service Wal-mart on Bowman Road. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: Building permit required. Fire separation required for zero lot line/party wall buildings that is beyond that required for standard townhouse construction. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density allows for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to PDR (Planned District Residential) to develop a townhouse development at a density just over 8-units per acre on the site. Master Street Plan: Nix and Arthur Roads 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. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. August 7, 2014 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-8964 6 Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 16, 2014) The applicant was present. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request. Staff requested the applicant provide building elevations, proposed construction materials and the maximum height of the buildings. Staff questioned if the units would be owner occupied or rentals. Staff also questioned if there would be a development sign and if so the total height and total sign area. Public Works comments were addressed. Staff stated dedication of right of way and street construction would be required on the abutting streets. Staff also stated no construction could take place on the site without the issuance of a grading permit. Staff stated residential waste would be collected on the streets fronting the units. Staff stated the plat as proposed did not include any utility easements. 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 staff’s concerns raised at the July 16, 2014, Subdivision Committee meeting. The applicant has provided the maximum building height, the construction materials and the proposed elevations. The applicant has indicated the units will be two (2) story with a maximum building height of 27-feet. There will not be a development sign to identify the proposed townhouse development. The applicant has indicated the units will be placed on individual lots to allow for the sale of the units. The request is to rezone the site from R-2, Single-family to PD-R to allow the creation of a townhouse lot plat. The Subdivision Ordinance defines townhouse lots of not less than twenty-two (22) feet in width by eighty (80) feet in depth with an overall size of two thousand (2,000) square feet. The lots are indicated with lot widths ranging in size from 30.4-feet to 58.6-feet in width. The lot depths range from 106.8-feet to 124.0-feet. The minimum lot size is 3,492 square feet and the maximum lot size is 3,258 square feet. August 7, 2014 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-8964 7 There are 11-units total proposed. The site plan indicates the new lots will be developed with five (5) of the units as duplex type homes and the remaining unit is proposed as a detached unit. The units are proposed with rear loaded garages accessed from a 20-foot alley. The alley extends the distance between Nix Road and Farris Street. The site plan indicates a 32-foot by 68-foot common area within the development. The construction materials proposed are brick, siding and architectural shingles. The site plan includes the placement of a six (6) foot fence along the northern perimeter. Additional fencing may be added along the remaining perimeters in the future. The maximum height all fencing will be six (6) feet. Fencing will also be placed within the rear yards of the units to offer privacy to the residents. The request also includes the abandonment of a north/south alley located adjacent to Lots 5 and 12 Block 5, Gibraltar Heights Addition and an east/west alley located adjacent to Lots 6 – 11 and 5 and 12 Block 5, Gibraltar Heights Addition. Staff is supportive of the abandonment request of the alley as a public right of way. Staff is not supportive of the request. In recent years this area has seen a number of new single-family homes constructed on individual lots. There is a defined line between the multi-family and the non-residential uses to the north and the single-family to the south. With the exception of the multi-family along West Markham Street the area is predominately single-family homes on individual lots. In addition, in staff’s opinion, the massing of the buildings is out of character with the size and massing of the homes in this area. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (AUGUST 7, 2014) The applicant was present. There were registered objectors present. Staff presented the item stating the applicant had submitted a request dated August 4, 2014, requesting a deferral of the item to the September 18, 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 deferral request with regard to the late deferral request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. August 7, 2014 ITEM NO.: 12 FILE NO.: LA-0061 NAME: I-430 and Colonel Glenn Road Advanced Grading Variance LOCATION: NE corner of I-430 and Colonel Glenn Road APPLICANT: I-430 Colonel Glenn Joint Venture APPLICANT’S REPRESENTATIVE: White-Daters & Associates AREA: Approximately 21 acres CURRENT ZONING: O-2 and C-3 VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Regulations to advance grade by clearing and grading approximately 21 acres. A. PROPOSAL/REQUEST: Applicant is requesting a variance from the Land Alteration Regulations to advance grade by clearing and grading approximately 21 acres NE of I-430 and Colonel Glenn Road north of the Clear Channel Complex. The variance would allow staff to issue a grading permit for the advance grading activities without imminent construction. The subject property is requested to be advanced graded to excavate fill material for the AHTD I-30/I-430 Interchange Project. B. EXISTING CONDITIONS: The 21-acre property is covered with trees and steep slopes. The property is zoned O-2 and C-3. The subject property is located within the Little Rock City limits. The property is accessed from an existing gravel road which intersects Colonel Glenn Road east of the Clear Channel Complex. This road also accesses an existing CAW water tank and cell phone tower(s). East of the subject property are large undeveloped parcels of property zoned MF-18. North of the subject property is an undeveloped parcel zoned O-2. West of the subject property is I-430 and a property owned by Central Arkansas Water with a water tank and cell tower. Beyond I-430 are properties zoned C-2. South of subject property are developed C-2 zoned properties developed as a commercial strip center and the Clear Channel Complex. C. NEIGHBORHOOD COMMENTS: As of time of writing, staff has not been provided proof of notifications being mailed by the applicant to all adjacent property owners including those across streets and alleys. Staff notified the John Barrow Neighborhood Association. As of the time of writing, staff has not received telephone inquiries or emails about the application. August 7, 2014 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: LA-0061 2 D. ENGINEERING COMMENTS: 1. A grading permit in accordance with section 29-186 (c) & (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. 2. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 3. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 4. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 5. Per Sec. 29-197(2), the grading shall be expeditiously completed in a time frame not to exceed one (1) year in duration from the time work commences to installation of all final erosion control measures and vegetation. 6. Provide visual screening of the completed area by providing undisturbed buffer strips or earthen berms. Per Sec. 29-197(3) provide line of sight illustrations from adjacent street(s) and properties for review by the Planning Commission. 7. Per Sec. 29-197(11), a permanent vegetative cover of suitable perennial grass shall be established over all disturbed areas. Where indicated by soil tests, pH adjustments and addition of fertilizer may be required. 8. Per Sec. 29-197(12), all erosion and stabilization controls, including permanent vegetation and plantings and stormwater detention systems are to be maintained by the responsible part for a period of 2 years following completion of site grading. 9. Per Sec. 29-197(12), periodic mowing, generally two (2) times per year or more often if required by CLR shall be provided to encourage perennial grass growth. 10. Per Sec. 29-197(13), maintenance for the 2 year period shall be guaranteed through posting of cash, surety bond or letter of credit as referenced in Sec. 31-431(2) at the time of final inspection of the grading activities. 11. Per Sec. 29-197(14), all required federal, state, and local permits and approvals shall be obtained prior to commencement of land alteration activities. August 7, 2014 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: LA-0061 3 12. Public Works staff must be contacted for inspection for final approval of site stabilization prior to acceptance and relinquishment of the maintenance bond. 13. Staked orange fencing must be installed along the open space undisturbed buffer areas during construction to prevent access to these buffer areas. 14. At the completion of the land alteration activities, a minimum six (6) inches of suitable top soil shall be placed over all disturbed areas and permanent vegetative cover established. 15. The application fee has not been paid. 16. The site has not been posted in a location visible to the public. 17. The applicant should provide proof of concurrence from Central Arkansas Water and the Cell Tower owners who use the existing road. 18. Provide the total volume of material to be excavated from this site. 19. Does the applicant expect blasting to occur on site during excavation? E. PLANNING STAFF COMMENTS: No comments F. SUBDIVISION COMMITTEE: Joe White of White-Daters & Associates was present representing the applicant. Staff presented an overview of the variance application. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. G. ANALYSIS: The applicant did not respond to staff comments. H. RECOMMENDATION: Due to no response from the applicant, staff recommends deferral of the item to the September 18, 2014, Planning Commission agenda. PLANNING COMMISSION ACTION: (AUGUST 7, 2014) The applicant was present. There were no registered objectors present. Staff presented the item stating due to the applicant had not providing responses to the comments raised at the July 16, 2014, Subdivision Committee meeting. Staff presented a recommendation of deferral of the item to the September 4, 2014, public hearing. August 7, 2014 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: LA-0061 4 There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 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