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Home My WebLink Aboutpc_09 18 2014sub LITTLE ROCK PLANNING COMMISSION SUBDIVISION HEARING SUMMARY AND MINUTE RECORD SEPTEMBER 18, 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 Craig Berry Tom Brock Alan Bubbus Buelah Bynum Keith Cox Keith Fountain Bill May Obray Nunnley, Jr. Members Absent: Janet Dillon Rebecca Finney City Attorney: Cindy Dawson III. Approval of the Minutes of the August 7, 2014 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION SUBDIVISION AGENDA SEPTEMBER 18, 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-8037-A John Barrow Appearance Center Short-form PCD and Right-of-Way Abandonment for West 31st Street, located on the Northeast corner of 32nd Street and John Barrow Road. C. Z-7723-D 4624 West 12th Street Revised Short-form PCD, located at 4624 West 12th Street. D. Z-8959 The Lofts at Kanis Creek Long-form PD-R, located on the South side of Kanis Road in the 14300 Block of Kanis Road. E. Z-8964 Dunn Short-form PD-R and Alley Abandonment, located on the Northeast corner of Arthur and Nix Roads. NEW BUSINESS: I. PRELIMINARY PLAT: Item Number: File Number: Title: 1. S-1730 Golden Eagle Addition Preliminary Plat, located in the 5300 Block of South Shackleford Road. 2. S-1731 Bowman Pointe Preliminary Plat, located East of South Bowman Road, North and South of West 36th Street, Between I-430 and South Bowman Road. Agenda, Page Two II. SITE PLAN REVIEW/CONDITIONAL USE PERMITS: Item Number: File Number: Title: 3. S-1732 2317 Willow Springs Road Subdivision Site Plan Review, located at 2317 Willow Springs Road. 4. Z-5810-A Golden Eagle Zoning Site Plan Review, located in the 5300 Block of South Shackleford Road. 5. Z-8971 Walker Day Care Center Conditional Use Permit, located at 2515 Center Street. III. PLANNED DEVELOPMENTS: Item Number: File Number: Title: 6. Z-5745-B Savvy Kids Learning Center Revised Short-form POD, located at 3200 South Bryant Street. 7. Z-5758-C Kanis Creek Apartments Long-form PD-R, located on the Northwest corner of Kanis and Pride Valley Roads. 8. Z-6532-G Lot 2 Chenal Heights Addition Long-form PD-R, located East of Chenal Valley Drive, South of Chenal Heights Circle. 9. Z-6886-B Church at Rock Creek Revised Long-form POD, located at 11500 West 36th Street. 10. Z-6886-C Bowman Pointe Long-form PCD, located East of South Bowman Road, North and South of West 36th Street, Between I-430 and South Bowman Road. Agenda, Page Three IV. OTHER ITEMS: Item Number: File Number: Title: 11. Z-1718-D MacArthur Commons Short-form PCD Revocation, located in the 400 block of East Capitol Avenue between River Market Avenue and Rock Street. September 18, 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. September 18, 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. September 18, 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. September 18, 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 September 18, 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. September 18, 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. September 18, 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. September 18, 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. September 18, 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. STAFF UPDATE: The applicant has not followed through with a revision to the site plan or meeting with Southwest Little Rock United for Progress. Based on the previous number of deferrals of this item and the applicant not providing staff with a site plan to review based on the applicant’s intended use of the property staff recommends withdrawal of this item, without prejudice, to allow the applicant additional time to provide a site plan and overall development plan for the site. September 18, 2014 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1726 10 PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2014) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had not followed through with a revision to the site plan or meeting with Southwest Little Rock United for Progress. Staff stated based on the previous number of deferrals of this item and the applicant unresponsiveness to staff and not providing staff with a site plan to review based on the applicant’s intended use of the property staff presented a recommends withdrawal of the item, without prejudice, to allow the applicant additional time to provide a site plan and overall development plan for the site. There was no further discussion. The Chair entertained a motion for approval of the item as presented by staff. The motion was approved by a vote of 9 ayes, 0 noes and 2 absent. September 18, 2014 ITEM NO.: B FILE NO.: Z-8037-A NAME: John Barrow Appearance Center Short-form PCD and Right-of-Way Abandonment for West 31st Street 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 reduction in the required right-of-way dedication and paving width for West 32nd Streets. September 18, 2014 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8037-A 2 BACKGROUND: Ordinance No. 19,565 adopted by the Little Rock Board of Directors on July 18, 2006, rezoned the property from R-2, Single-family to PCD to allow the construction of a single bay automatic carwash on the south end of the property and an L-shaped office building with an indoor detailing shop on the north end of the property. The L-shaped building was approved with four (4) bays with overhead doors. Two (2) bays would be utilized for hand detailing of cars, the other two (2) bays would be for indoor storage of cars which had been detailed. The L-shaped building would also contain the office for the detailing operation along with 800 square feet of leasable area. The approval allowed a waiver of the required land use buffer along the eastern perimeter of the site and a variance to allow off site grading along the eastern perimeter. Two (2) vacuum stations were approved along John Barrow Road. A single pole mounted sign 36-feet in height and 160 square feet in area was also approved. The approval allowed for a deferral of the required street improvements to West 31st Street and a reduction in the right of way dedication for West 32nd Street. The development did not occur and the PCD has expired. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting to reestablish the previously approved PCD zoning for the site. The proposal includes construction of an automatic carwash on the south end of the property containing two (2) bays within a building containing 1,822 square feet of floor area. The site plan includes the placement of two (2) vacuum stations located within the landscape area of West 32nd Street. The northern portion of the site is proposed with an indoor detailing shop. The building contains 2,155 square feet of floor area. The northern building will contain four (4) bays with overhead doors. All four (4) bays will be utilized for hand detailing and the storage of detailed cars. The northern building will also contain the office for the detailing operation. The request also includes the abandonment of the existing right of way for West 31st Street. The right of way appears to contain utilities which the developer does not desire to relocate. The right of way will be retained as a utility and drainage easement. The request also includes a reduction in the required right of way dedication on West 32nd Street. The Master Street Plan requires a dedication of 30-feet from centerline for commercial establishments. The applicant is requesting to maintain the existing right of way of 25-feet from centerline as was previously approved. September 18, 2014 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8037-A 3 B. EXISTING CONDITIONS: The site is a gravel lot with a steep elevation change to the east. South of the site is a commercial center containing a carwash and a strip retail center. To the east and northeast are single-family homes located along West 32nd Street and West 31st Street. West 31st Street does not exist adjacent to the site and West 32nd Street has been constructed to residential street standards. John Barrow Road has been constructed as a four (4) lane road with a center turn lane adjacent to the 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 John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Due to the proposed use of the property, the Master Street Plan specifies that both 31st Street and 32nd 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 31st Street and John Barrow Road. 3. 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. 4. Provide a letter prepared by a registered engineer certifying the sight distance at the driveway intersection(s) comply with 2004 AASHTO Green Book standards. 5. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to 31st Street including 5-foot sidewalks with the planned development. The new back of curb should be placed 18-feet from centerline. At least 20-feet of asphalt should be provided. 6. If the existing ditch is proposed to be partially filled, drainage must be provided for the property to the east. September 18, 2014 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8037-A 4 7. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 8. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 9. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 10. Traffic circulation on the interior of site is obstructed and creates turning conflicts. Cars exiting wash bays cannot see cars entering the property. 11. 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. 12. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveway spacing on John Barrow Road is 300-feet between driveways and intersections and 150-feet from the side property lines. The John Barrow Road Improvement project shows a center median to be constructed about 150-feet north of 32nd Street and continuing past 31st Street. After construction, this property will not have southbound left turn access to/from John Barrow Road. 13. In accordance with Section 31-210 (h)(12), access driveways running parallel to the street shall not create a four-way intersection within 75-feet of the future curb line of the street. 14. Sidewalks with appropriate handicap ramps are required to be installed along 32nd Street in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: Entergy does not object to the development. Three phase power exists on the west side of John Barrow Road. Single phase power exists on the south side of 32nd Street. There are no electrical facilities on the property now. Contact Entergy, Bernard Neumeier, at 501.954.5158 for additional information. Center-Point Energy: No comment received. AT & T: No comment received. September 18, 2014 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8037-A 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 September 18, 2014 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8037-A 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. All drives must be 20-feet in width. Fire apparatus, access. Contact the Little Rock Fire Department for additional information County Planning: No comment. CATA: Site directly served by Route #9 West Cantrell – 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 review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Mixed Use (MX) for this property. This category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. The applicant has applied for a rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial District) to re-establish an expired PCD for auto related uses on the site. The application is within the John Barrow Design Overlay District. September 18, 2014 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8037-A 7 Master Street Plan: John Barrow Road is shown as a Minor Arterial and 32nd Street is shown as a 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 John Barrow Road since it is a Minor Arterial. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along John Barrow Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements and the John Barrow Road 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 as provided within the City’s landscape ordinance requirements. 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 proposed, shall be provided within the landscape ordinance of the City, Section 15-81. 4. The property to the north and east is zoned R-2, Single-family therefore, (6% of the average lot width) a minimum seventeen (17) foot buffer is required on the north property line and a minimum nine (9) foot buffer is required on the east property line. 5. 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. September 18, 2014 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8037-A 8 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. 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. 8. An irrigation system shall be required for developments of one (1) acre or larger. 9. For developments of less than one (1) acre there shall be a water source within seventy-five (75) feet of the plants to be irrigated. 10. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (July 16, 2014) The applicant was present. Staff presented an overview of the development stating there were a number of outstanding technical issues in need of addressing related to the proposed site plan. Staff questioned the location of the doors on the northern building, the proposed signage plan and the location of any proposed dumpster facilities. Staff also requested the applicant provide the total area covered by buildings, parking and areas to be designated as green space. Public Works comments were addressed. Staff stated 31st and 32nd Streets would require dedication and would require street improvements. Staff also stated a 20-foot radial dedication was required at the intersection of these two (2) streets with John Barrow Road. Staff requested information concerning the proposed construction of any retaining walls. Staff also requested the applicant provide an engineer’s certification of sight distance for the driveway intersections. Landscaping comments were addressed. Staff stated the northern and eastern perimeters were zoned residentially and would require the placement of screening as well as an undisturbed buffer. Staff stated the parking areas would September 18, 2014 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8037-A 9 require landscaping to comply with the landscape ordinance. Staff also stated an automatic irrigation system was required to water landscaped areas. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the technical issues raised at the July 16, 2014, Subdivision Committee meeting. The applicant has provided elevations for the proposed buildings, the proposed signage plan and the location of the dumpster facilities. The applicant has also provided the total area covered by buildings, parking and areas to be designated as green space. The applicant has indicated the eastern perimeter will not be disturbed and will remain in its current state. No retaining walls are proposed along the sites eastern perimeter. The site plan indicates the placement of a two (2) automatic manual wash facility within the southern portion of the site. The building is proposed containing 1,822 square feet of gross floor space. The automatic carwash is proposed with 24-hour operations. The site plan indicates the placement of two (2) vacuum stations along West 32nd Street. The vacuum stations are proposed to be uncovered with no logo identifying the business on the stations. The northern building is proposed with two (2) overhead doors. The building is proposed containing 2,155 square feet of gross floor area. Cars will enter from the south side of the building and exit to the north. The building will be used for detailing of cars and storage of detailed cars awaiting pick-up and an office for the carwash owner/operator. The hours of operation for the detail business are from 7 am to 6 pm daily. The site plan indicates the placement of nine (9) on-site parking spaces. Based on the typical requirements for a commercial business nine (9) parking spaces would be required. The buildings are proposed as split face block with vertical panels to aid in breaking of the massing of the building. The site plan indicates there will be fixed aluminum windows. The site lighting is proposed with 30-foot tall poles and 1000 watt metal halide shielded downward lighting. September 18, 2014 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8037-A 10 A six (6) foot screening fence is proposed along the northern and eastern perimeters of the site. The site plan notes the fence will be placed with its finished side facing outward. The site plan notes indicate no grading will occur on the east side of the fence (where adjacent to residentially zoned property) and the 20-foot buffer will be maintained in its present natural state. The revised plan also indicates wall signage on each building fronting John Barrow Road consistent with building signage allowed in commercial zones or a maximum of ten (10) percent of the façade area. The site plan does not include the placement of a ground sign on the site. The site is located within the John Barrow Design Overlay District which allows one (1) free standing on premise sign which must be a monument style sign no more than ten (10) feet in height and consistent with other standards in Article X of Chapter 36 (sign). The request includes a reduction of the required street construction to West 32nd Street. West 32nd Street is constructed with curb, gutter and sidewalk. The applicant has indicated the street currently dead-ends just east of this site and the street services a limited number of residential units. Staff is supportive of the requests for reduction of right of way and a reduction in the street widening requirements on West 32nd Street. The request includes the abandonment of West 31st Street along the northern perimeter of the site. According to the applicant, the grades from east to west along West 31st Street are extreme and there would be little benefit in connecting the street to John Barrow Road. Each of the adjacent property owners will receive one-half of the abandoned right of way. The right of way is being used by wastewater with sewer extending through the right of way from the east then running south along John Barrow Road. The right of way will be retained as a utility and drainage easement. The site plan also indicates the placement of a trash dumpster along the eastern perimeter of the site. A note indicates the dumpster will be screened per the current ordinance requirement with a wood fence a minimum of two feet above the finished container height. The applicant has not agreed to limit the hours of dumpster service. Staff recommends the hours of dumpster service be limited to 7 am to 7 pm weekdays. Currently, vehicles using the driveway to access John Barrow Road will have full access for both left turn and right turn movements. The City is developing a conceptual plan to place a center landscape median in John Barrow Road and/or a directional island in the center of the driveway. Once the plan is implemented vehicles using the driveway on John Barrow Road will no longer have left turn access to/and from the site. The applicant has modified the site plan to allow access to the site once the improvements are installed. September 18, 2014 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8037-A 11 Staff is supportive of the request. The applicant is seeking to reinstate a previously approved PD-C for this site to allow the development of an automatic carwash and a separate detail shop. The request for the reduction in right of way for West 32nd Street is the same as was approved with the original application in 2006. There are no remaining outstanding technical issues associated with the request. Staff feels the reinstatement of the previously approved PD-C to allow the 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 applicant request for the abandonment of the right of way for West 31st Street subject to the area being retained as a utility and drainage easement. Staff recommends approval of the applicant’s request to allow a reduction in the required right of way dedication for West 32nd Street. Staff recommends the hours of dumpster service be limited to 7 am to 7 pm weekdays. Staff recommends all detailing of vehicles occur only inside the enclosed building. 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. September 18, 2014 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8037-A 12 PLANNING COMMISSION ACTION: (SEPTEMBER 18, 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 applicant request for the abandonment of the right of way for West 31st Street subject to the area being retained as a utility and drainage easement. Staff presented a recommendation of approval of the applicant’s request to allow a reduction in the required right of way dedication for West 32nd Street. Staff presented a recommendation the hours of dumpster service be limited to 7 am to 7 pm weekdays and staff presented a recommendation all detailing of vehicles occur only inside the enclosed building. There was no further discussion. The Chair entertained a motion for approval of the item as presented by staff. The motion was approved by a vote of 9 ayes, 0 noes and 2 absent. September 18, 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. September 18, 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. September 18, 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. September 18, 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. September 18, 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 September 18, 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 September 18, 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. September 18, 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. September 18, 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. September 18, 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. STAFF UPDATE: The applicant has resolved all outstanding technical issues associated with the request. Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in the agenda staff report in paragraphs D, E and F. PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2014) The applicant was present. There were no registered objectors present. Staff stated the applicant was requesting to add an additional condition to his approval which modified hours of operation limiting the operational hours to 6 am to 10 pm daily. Staff stated the applicant had resolved all outstanding technical issues associated with the request. September 18, 2014 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-7723-D 11 Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in the agenda staff report in paragraphs D, E and F. There was no further discussion. The Chair entertained a motion for approval of the item as presented by staff. The motion was approved by a vote of 9 ayes, 0 noes and 2 absent. September 18, 2014 ITEM NO.: D 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: A variance from the City’s Land Alteration Ordinance to allow grading of future phases with the construction of the initial phase. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing to rezone this site from R-2, Single-family to PD-R to allow the development of the Lofts at Kanis Creek. The development encompasses approximately 14 acres of land. The project is expected to be developed as a luxury multi-family residential community encompassing 288-living units contained within fourteen (14) apartment buildings. The community will also house a clubhouse, lease office, detached fitness center, September 18, 2014 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-8959 2 community pool and pool house as well as a maintenance workshop. The plan as submitted indicates the placement of 20-units per acre. B. EXISTING CONDITIONS: This area of Kanis Road is located outside the City limits of Little Rock but within the City’s Extraterritorial Planning Jurisdiction. The area is not contiguous to the City limits, which is a requirement for annexation. The property is currently wooded and zoned R-2, Single-family. Within the general area there are a number of residential and non-residential uses including Baker Elementary School, single-family subdivisions and non-residential office and commercial uses. Chenal Pet Palace is located along the southern boundary of the property. Adjacent to the site Kanis Road is narrow rural road with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200-feet of the site along with the Capitol Hills Estates Property Owners Association, the Gibraltar Heights Point West Timber Ridge Neighborhood Association, the Parkway Place Property Owners Association, the Spring Valley Manor Property Owners Association and the Woodlands Edge Community Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5-feet from centerline. Street improvements should consist of striping a left turn lane. 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 project proposed to be phased? Does the applicant propose to advance grade future phases? September 18, 2014 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-8959 3 4. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 5. 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. The upper waters of Panther Branch appear to extend across this property and parallel Kanis Road. 6. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 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. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 9. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 501.379.1813; Greg Simmons gsimmons@littlerock.org for more information. 10. The driveway width does not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36-feet and the landscape median must be removed. 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. 12. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 13. The owner and/or manager of each multi-family residence of 100 or more dwelling units shall provide recycling and encourage participation by the tenants, renters, or owners of each unit. Contact Melinda Glasgow mglasgow@littlerock.org or 501.371.4646 for more information. 14. A secondary emergency all weather access is required to be provided for developments exceeding 30-units. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary, no comment. The property must be annexed into the City of Little Rock to receive sewer service. September 18, 2014 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-8959 4 Entergy: It is impossible to place this development using the provided map. However, using the 14300 Kanis Road address it appears that there is no conflict with Entergy facilities. A 3-phase electrical line runs along Kanis Road at this point. Contact Entergy to verify exact location and to begin discussing electrical service requirements. 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. Fire apparatus aerial access. All drives must be 26-feet in width. Apparatus turn-around. Contact the Little Rock Fire Department for additional information County Planning: No comment. September 18, 2014 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-8959 5 CATA: Very difficult to access public transit from proposed site. Route #5 West Markham Route is over 1.75-miles away serving 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 review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density allows for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to PDR (Planned District Residential) to develop a multifamily development at a density just over 20-units per acre on the site. Master Street Plan: Kanis Road is shown as a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on John Barrow Road since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. 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 maximum dimension required shall be fifty (50) feet. The approximate average depth of the lot is nine hundred and thirty (930) feet. A fifty foot (50) foot wide buffer is required along Kanis Road. September 18, 2014 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-8959 6 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 as provided within the landscape ordinance of the City, Section 15-81. 4. The property to the west is zoned R-2, Single-family therefore a minimum buffer will be required at six (6) percent of the average depth of the lot. The maximum dimension required shall be fifty (50) feet in all instances. A fifty (50) foot buffer is required on the west property line. 5. 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. 6. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). For developments with more than one hundred fifty (150) parking spaces the minimum size of an interior landscape area shall be three hundred (300) square feet. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 7. 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. 8. 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. 9. A landscape irrigation system shall be required for developments of one (1) acre or larger. 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. September 18, 2014 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-8959 7 G. SUBDIVISION COMMITTEE COMMENT: (July 16, 2014) The applicant was present. Staff presented an overview of the development stating there were a number of outstanding technical issues associated with the request. Staff requested the applicant provide the total building height, the proposed construction materials, the building elevations, the location of any dumpster facilities, any areas to be designated as green or open space. Staff also requested the applicant provide details of the proposed signage plan. Public Works comments were addressed. Staff stated a dedication of right of way and street improvements were required to Kanis Road. Staff also stated a grading permit would be required prior to any construction on the site. Staff stated a secondary all weather emergency access was required to be provided for development in excess of 30 units. Staff also questioned if there would be any retaining walls on the site. Landscaping comments were addressed. Staff stated both land use and street buffers were required. Staff stated based on the width and depth of the property a 50-foot buffer was required around the site’s entire perimeter. Staff stated a minimum of eight (8) percent of the interior was to be landscaped with interior islands. Staff stated an automatic irrigation system was required to water the landscape areas. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing few of the issues raised at the July 16, 2014, Subdivision Committee meeting. The applicant has provided the proposed signage plan, building elevations and construction materials. The revised plan has not located the proposed dumpster facilities, addressed staff concerns related to landscaping or addressed engineering staff’s comments pertaining to right-of-way dedication, boundary street improvements, grading and drainage plan with detention area shown on the plan or sight distance certification of driveway and driveways on the other east side of Kanis Road. The applicant has indicated the hours of dumpster service will be limited to weekdays from 7 am to 7pm. The applicant has indicated the buildings will be constructed of wood framing, masonry exterior and architectural asphalt shingle roofs. The buildings are proposed with a maximum height of 63-feet. The buildings are proposed September 18, 2014 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-8959 8 three (3) and four (4) stories. According to the applicant the height is dependent on the final finished grades of the site. The development is proposed in three (3) phases. Buildings 1 – 5 and 7 along with the clubhouse will be constructed in the first phase. Buildings 6, 8, 9 and 10 will be constructed in the second phase and Buildings 11 – 14 will be constructed in the final phase. The development is proposed with a single entry development sign. The sign is proposed ten (10) feet in height and 120-square feet in area. The zoning ordinance typically allows signage for multi-family developments six (6) feet in height and twenty-four (24) square feet in area. Fencing is proposed around the perimeters of the site. The fencing on the northern, western and southern perimeters is proposed as a six (6) foot wood fence. The fence along Kanis Road is proposed as a six (6) foot wrought iron fence. Privacy gates will be provided at the front entrance to the development. The request includes a variance from the City’s Land Alteration Ordinance to allow grading of future phases with the construction of the initial phase. The applicant has indicated the grading is necessary to allow balancing of the site eliminating the need to haul material from the site to later bring material back to the site. There are a number of outstanding technical issues associated with the request which prohibits staff from providing a full review of the item. In addition to the lack of information and the unresponsiveness by the applicant to staff’s request raised at the July 16, 2014, Subdivision Committee meeting staff has concerns with the development of this site with multi-family housing and the overall density of the development. The Land Use Plan shows Residential Low Density (RL), Suburban Office (SO) and Residential Medium (RM) for this property. Residential Low Density allows for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remains less than 6 units per acre. The Suburban Office category shall provide for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. The 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, September 18, 2014 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-8959 9 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 overall density of the development is not consistent with the typical development standards of the City’s Future Land Use Plan. In addition, staff has concerns with the placement of the number of units proposed with this development in addition to the units currently approved and/or the number of units currently proposed for multi-family in this general area. Staff feels the concentration of multi-family within such a small geographic area could potentially negatively impact the general area and the nearby neighborhoods. I. STAFF RECOMMENDATION: Staff recommends denial of the request. 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. 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: (SEPTEMBER 18, 2014) Mr. Jacob Chi of Rowan Development was present representing the request. There were a number of registered objectors present. Staff presented the item with a recommendation of denial. Mr. Chi stated he would yield this time to allow the opposition to speak and he would the address their concerns. Mr. Pat Malmstrom addressed the Commission in support. He stated he was a partner in the landownership. He stated the property was purchased in 1994 as an investment. He stated the land was previously used for manufacturing. He stated his company had sold a portion of the property to the Chenal Pet Palace which was now a kennel. He stated he felt the development would add to the tax base and would be a good addition to the City. September 18, 2014 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-8959 10 Ms. Jena McDonnell addressed the Commission in opposition. She stated she was the President of Spring Valley Neighborhood Association and was representing 118 homes. She stated the resident’s concerns were density, lack of infrastructure and the land use pattern in the area. She stated the neighborhood was in need of traffic signal at Kanis and Cooper Orbit Roads. She stated the development did not comply with the City’s Future Land Use Plan. She requested the Commission support staff in their recommendation of denial. Ms. Jane Berry of the Taylor Park Neighborhood addressed the Commission in opposition of the request. She stated density and traffic were two concerns of the residents. She stated the traffic volume on Kanis Road was very high. She stated she did not want to see additional apartments which would only increase traffic in the area. Mr. Bob Trammell addressed the Commission in opposition. He stated his law firm was on Kanis Road and he moved to the area when Kanis Road was still a rural setting. He stated during Mayor Dailey’s term the City undertook a study of Kanis Road to maintain the integrity and the rural character of the roadway. Mr. Trammell stated he was well aware of the Chi development on Kirby Road. He stated when the family developed the site they did not preserve any of the trees many of which were mature hardwoods. He questioned if an environmental study was warranted for the site based on the historic use of the property. Ms. Melanie Strigel addressed the Commission in opposition of the request. She stated her home was located nearby the development on Cooper Orbit Road. She stated her concern was the number of units proposed for the site as well as the area. She stated if all the developments currently being considered were constructed there would be well over 1,000 units in this immediate area. She stated the infrastructure was not in place to handle the wastewater needs or the traffic needs. She stated improvements to Kanis Road would be completed adjacent to the site but the remaining street would be narrow with open ditches. She requested the Commission stand with staff in opposing the request. Ms. Cathi Watkins addressed the Commission in opposition. She stated the number of units proposed in the area was out of character for the neighborhood. She stated currently under consideration and approved there were 1,239 multi-family units in the immediate area. She stated an additional 1,000 units were proposed or approved on South Bowman Road. She stated the neighborhood was working with staff to develop a Design Overlay District for Kanis Road. She stated this was in the planning stages and requested the Commission hold off on approving development along the corridor to ensure compatible growth. Mr. Jesse Munn addressed the Commission as a representative of the 600 homes in the Woodlands Edge Subdivision. He stated the residents of Woodlands Edge were not opposed to development but were concerned with the lack of traffic control on Kanis September 18, 2014 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-8959 11 Road. He stated the traffic volume on Kanis Road was heavy. He stated there was an elementary school just to the west of this site which during drop-off and pick-up caused traffic to stack onto Kanis Road. He stated the lack of infrastructure limited the ability of the area to grow. Ms. Linda Collins addressed the Commission in opposition of the request. She stated her home was in the Kanis Creek Subdivision. She stated she was not opposed to development but was opposed to development which was not thought out and planned. She stated she had lived downtown and coexisted with businesses. She stated based on the number of units proposed the area was taking on the feel of Reservoir Road. She requested the Commission hold off on approving development on the corridor until after the DOD was completed to allow the area to be planned for future growth. Mr. Ross Phillips addressed the Commission in opposition of the request. He stated he was not against development and had been on both sides of development in the past. He stated the request was inconsistent with the City’s Land Use Plan. He stated with the current number of units approved at Rushmore Avenue and at Cooper Orbit and Kanis Roads would generate additional traffic for the area. He stated the area should be developed with a mixture of uses including additional single-family and support services. Mr. Sandy Becker addressed the Commission in opposition of the request. He stated he supported staff in their recommendation. He stated the neighborhood was right in requesting development hold off until the DOD was put in place. He stated the infrastructure in the area was inadequate to serve the additional traffic and homes. Ms. Ruth Bell, League of Women Voters, addressed the Commission in opposition of the request. She stated this part of town was facing difficulties with regard to growth. She stated the City Board should call a pause on development in this area until the issues of development could be resolved. She stated the Commission should request of the Board of Directors a formal directive for review of the zoning and land use patterns in this area. She stated even with the great plan’s the City had if they were not in-sink then the planning effort did not offer the best development patterns for the area. Mr. Jacob Chi addressed the Commission on the merits of his request. He stated his family had roots in the community and had lived in Little Rock for more than 30 years. He stated his family’s focuses were restaurant owners, hotel owners and real estate developers. He stated his family only believed in responsible development. He stated he was not a developer from out of town wanting to develop an apartment complex in the neighborhood. He stated Kanis had not developed due to the limits on infrastructure in the area. He stated the number of units proposed with his development were not out of character with previous developments approved in the area. He stated the site would be landscaped and a buffer along Kanis Road would be maintained. He stated based September 18, 2014 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-8959 12 on the cost of improvements density was critical to allowing the development to be feasible. He stated his development was consistent with the Panther Branch Development which was recently approved located adjacent to his site. Mr. Chi stated traffic in this area was not an issue. He stated he and his employees had sat at the intersection of Kanis and Cooper Orbit Roads and saw few if any delays. He stated the longest delay was 52-seconds for a car wanting to cross Kanis Road and travel north on Kirby Road. He stated the 288-units would not generate a large number of cars during the am and pm peaks. He stated with the development he was being proactive. He stated if the community wanted to wait for the infrastructure to be in place it would most likely be more than a decade before improvements were in place. There was a question by Commissioner Numnnley concerning the applicant’s request to advance grade. Mr. Chi stated the topography of the site was such that advanced grading was necessary to balance the site. He stated with advanced grading this would minimize the truck traffic on Kanis Road and provide the least disruption to the area residents. He stated the phasing plan was to allow the construction of all the units within 6-months of initiation of the first building. Commissioner Nunnley questioned if Mr. Chi was willing to contribute to a traffic signal at the intersection of Kanis and Cooper Orbit Roads. Mr. Chi stated he was willing to provide a financial contribution to the traffic signal. Commissioner Nunnley questioned the density. Mr. Chi stated he was willing to reduce the number of units but was told by staff that he could not change his application. Staff stated Mr. Chi had submitted a revised site plan two (2) hours before the Commission meeting was scheduled to begin. Staff stated they told Mr. Chi if he wanted to move forward with the revised plan at this late hour then the item needed to be deferred to allow staff time to review the revision and provide a recommendation to the Commission. Staff stated Mr. Chi elected to not defer therefore the application before the Commission was for 288-units. Mr. Chi agreed with staff’s statement. Staff also stated the project Mr. Chi was referring to which was not adjacent to his site but to the south of his site was zoned C-1 and MF-6 which the C-1 would allow the development of multi-family at a density of 36-units per acre. Commissioner Berry stated there was a demand for affordable housing in this area due to the high volume of service businesses in the area. He stated it was important for staff to study and design a plan for the area to allow future development with a mix of housing types for all incomes. He stated growth was happening and it was important for the growth to be quality growth. He stated the area was ripe for review and completion of a future plan for this corridor. He stated walkability and diversity were key elements to neighborhoods. September 18, 2014 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-8959 13 There was a general discussion by the Commission concerning the development, the overall area, the infrastructure in place and the lack thereof. Mr. Chi stated he was willing to review his application to see if a lesser number of buildings and units would allow financially feasible to allow the development to occur. Mr. Chi requested the Commission defer his request until the October 30, 2014, public hearing to allow him to meet with the neighborhoods and to review the feasibility of revising his plan. The chair entertained a motion of deferral of the item to the October 30, 2014, public hearing. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. September 18, 2014 ITEM NO.: E 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 September 18, 2014 SUBDIVISION ITEM NO.: E (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. September 18, 2014 SUBDIVISION ITEM NO.: E (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. September 18, 2014 SUBDIVISION ITEM NO.: E (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. September 18, 2014 SUBDIVISION ITEM NO.: E (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. September 18, 2014 SUBDIVISION ITEM NO.: E (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. September 18, 2014 SUBDIVISION ITEM NO.: E (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. September 18, 2014 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-8964 8 STAFF UPDATE: There has been no change to this application request since the previous public hearing. Staff continues to recommend denial of the request. PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2014) Mr. Mike Marlar and Mr. AJ Gilbert were present representing the request. There were registered objectors present. Staff presented the item with a recommendation of denial. Mr. Marlar, the project engineer, stated the development was proposed as an attached single-family development. He stated the homes were proposed as patio homes, with owner occupancy. He stated there were no front loading garages, all garages were loaded from rear alleys. He stated the units would all have hardwood floors and granite counter tops. He stated the site was currently platted with eight (8) single-family lots. He stated this development would allow the placement of eleven (11) units. Mr. Marlar stated all boundary street improvements would be completed with the development. Ms. Paula Brown addressed the Commission in opposition of the request. She stated her home was located at 511 Nix Road and she bought her home in 1994. She stated the neighborhood was a diverse neighborhood with residents ranging from 20 years of age to 90 years of age. She stated there were young families and elderly residents all living in the neighborhood. She stated Nix Road was a narrow unimproved road with deep ditches for drainage. She stated the road was a single lane road. She stated the residents knew to wait for the cars to pass before moving on up or down the hill. She stated the homes ranged in price from $120,000 to $180,000. She stated the new construction in the area was primarily single-family. She requested the Commission maintain the integrity of the neighborhood and vote no on the proposed request. Ms. Gaye Knight addressed the Commission in opposition of the request. She stated her home was located at 13030 Arthur Lane. She stated the area was single-family and not multi-family. She stated the streets were narrow streets and were not developed with curb, gutter and sidewalk. She stated placing a multi-family development in a single-family neighborhood would decrease property values. She stated the neighborhood did not want rental. She stated not to call into question the developers integrity but he had a history of developments that he had not completed. She stated if this developer could not follow through with completion of the project then property values in the area would be affected. Ms. Knight stated the neighborhood could hear traffic from Chenal Parkway. She stated the site contained a great number of mature trees. She stated if the development was completed as proposed the trees would not remain which would then case additional noise within the neighborhood. She stated there were drainage problems on September 18, 2014 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-8964 9 Arthur Lane. She stated with the brick and concrete proposed this would also create additional run-off and drainage problems. Ms. DG New addressed the Commission in opposition of the request. She stated the streets in the area were very narrow. She stated Gamble Road was a through street and carried a great deal of cut-through traffic from Kanis to Chenal. She stated Arthur Lane was only two (2) block long. She stated the residents in the neighborhood were very diverse but they lived in single-family detached homes. She requested the Commission maintain the single-family character of the neighborhood. Ms. Lennice Garrison addressed the Commission on behalf of the Parkway Place Recreational Improvement District. She stated the improvement district represented 700 homes in the Parkway Place and Gibraltar Heights neighborhoods. She stated the proposed development was to dense for the area. She stated the area was predominately single-family with the exception of the more dense developments nearer West Markham and on Kanis Road. She requested the Commission protect the integrity of the neighborhood and deny the request. Ms. Ruth Bell, League of Women Voters, addressed the Commission in opposition of the request. She stated the League was concerned with the density, the number of units, the number of people living there, the paved alley, the setbacks, the coverage and such a small tract for open space. She stated based on the size of the units there would potentially be families living in the units. She stated there was no yard area and no common space for families to recreate outdoors. She stated the density of the development was not right for the site. Ms. Cherry Smith addressed the Commission in opposition of the request. She stated there was a home which had burned on Arthur Lane because emergency personnel could not reach the home. She stated the streets were narrow and when cars were parked on one or both sides of the street then the streets became impassable. She requested the Commission deny the request due to existing safety concerns. Ms. Christy Pettit addressed the Commission in opposition of the request. She stated the development was too intense for the site. She stated there were two (2) fires in the area and one (1) was a total loss because the fire trucks could not make the turn on Nix and Arthur. She stated the development was on the verge of high density. She stated the Land Use Plan indicated this area for Residential Low which allowed six (6) units per acre. She stated the development was proposed with two (2) car garages which would most likely mean two (2) cars per unit which would add twenty-two (22) cars per day on the street. She stated there were no plans to widen the abutting streets which would add to the existing traffic concerns of the area. She requested the Commission maintain the character of the neighborhood, stay within the scope of the existing homes and maintain the value of the neighborhood. September 18, 2014 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-8964 10 Mr. Marlar stated the existing septic system would be removed and water and sewer would be added to the site to allow development. He stated the narrow streets would be widened which would improve traffic safety in the area. He stated the development was an attached single-family development. He stated the homes were more in keeping with single-family than multi-family. He stated if no tree was ever removed then none of us would have a home. He stated the property was currently platted as eight (8) residential lots and the request was to add three (3) lots for a patio home development. There was a general discussion by the Commission concerning the current condition of the abutting streets and the street improvements required. Staff stated the street appeared to be ten (10) to twelve (12) feet wide. Staff stated the developer would be required half street construction of a 26-foot street. Staff stated at a minimum 20-feet of pavement would be placed on the streets abutting the applicant’s proposed development. Staff stated in addition curb, gutter and sidewalk would be required. The Commission questioned staff if this was the area which was recently changed from Residential High (RH) to Residential Low (RL). Staff stated this area was not the area recently changed. Staff stated this area had been identified as Residential Low for a number of years. The Commission questioned staff if they would look at the area to determine if no parking signs were warranted. Staff stated there was a process to place no parking signs. Staff stated they would work with the neighbors to determine if they were in agreement to place the no parking signs. There was a general discussion between the Commission and the applicant and his representative concerning the development, the density and improvements to be completed with the proposed development. The Commission questioned if the number of units could be reduced and if the units could be detached housing. Mr. Marlar stated he and his client would like to defer the item to allow time to review any modifications to the plat and determine what adjustments could financially be made. The chair entertained a motion for deferral of the item to the October 30, 2014, public hearing. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. September 18, 2014 ITEM NO.: 1 FILE NO.: S-1730 NAME: Golden Eagle Addition Preliminary Plat LOCATION: Located in the 5300 Block of South Shackleford Road DEVELOPER: Robert A Vogel Management Co. LLC 11219 Financial Center Parkway, Suite 300 Little Rock, AR 72211 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 29.63 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: I-1, Industrial Park District PLANNING DISTRICT: 12 – 65th Street - West CENSUS TRACT: 24.05 VARIANCE/WAIVERS: 1. A variance from Sections 30-43 and 31-210 to allow the southern driveway less than 150-feet from the property line. 2. A variance to allow the payment in-lieu of stormwater detention. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is for preliminary plat approval of a two (2) lot subdivision located on South Shackleford Road. The property contains 29.63-acres. Lot 1 is proposed containing 23.35-acres and Lot 2 containing 5.26-acres. The lots have 606-feet and 389-feet of frontage along South Shackleford Road respectively. Lot 1 is proposed for an office/warehouse development as a separate item on this agenda (Z-5810-A). September 18, 2014 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1730 2 B. EXISTING CONDITIONS: The property was zoned to I-1, Industrial Park District in 1994. At the time of zoning a 100-foot wide OS, Open Space zoned buffer was established along the eastern and northern portion of the tract where the property abuts single-family homes in the Tall Timber Subdivision. The OS, Open Space zoned buffer has been maintained and is heavily wooded. The remainder of the site was cleared several years ago and new vegetation has grown up. The Commission approved a request at their August 7, 2014, public hearing to allow advanced grading of this entire site without imminent construction. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All abutting property owners along with the Green Wood Acres Homeowners Association, the John Barrow Neighborhood Association, the Pecan Lake Property Owners Association, Southwest Little Rock United for Progress, the Stagecoach Dodd Neighborhood Association, the Tall Timber Homeowners Association and the Water’s Edge Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Shackleford Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Shackleford Road including 5 foot sidewalks with the planned development. The new back of curb should be 29.5 feet from centerline. 3. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 4. Stormwater detention ordinance applies to this property. 5. A variance has been approved by the Planning Commission to advance grade the property without imminent construction. 6. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 501.379.1813, Greg Simmons, for more information. September 18, 2014 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1730 3 7. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The south driveway must be located at least 150 feet from the south property line. A variance must be requested for the proposed driveway location. 8. Show the proposed driveway for Lot 2. 9. Provide a letter prepared by a registered engineer certifying the sight distance at the driveway(s) comply with 2004 AASHTO Green Book standards. 10. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 11. Per Section 29-102 an evaluation should be conducted on the basis of existing downstream development and any analysis of stormwater runoff with and without the proposed development. If the proposed development will cause or increase downstream flooding conditions, provisions to minimize such flooding conditions should be included in the design of the storm management improvements. Such provisions may include downstream improvements and/or detention of stormwater runoff and its regulated discharge to the downstream storm drainage system. 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. Entergy has a 3-phase power line on the west side of South Shackleford Road, but nothing currently on the area of the preliminary plat. Please contact Entergy in advance for discussions regarding service requirements, line routing and easement requirements. 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. September 18, 2014 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1730 4 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 6. A capital investment charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: Place fire hydrants per code, maintain access. County Planning: No comment. CATA: CATA has reviewed the plans submitted by your office on the above referenced area. The area is currently served by CATA at Colonel Glenn and Shackleford Roads approximately eight (8) blocks away. The development consists of an addition to the existing building and future development at Lot 2. CATA has this corridor in mind for future expanded transit. City Directors Adcock and Wyrick have expressed an interest in using this area in addition to the Pecan Lake and Tall Timber areas to serve. CATA requests consideration of pullouts and sidewalks at South Shackleford Road and Clearwater Drive. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. September 18, 2014 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1730 5 G. SUBDIVISION COMMITTEE COMMENT: (August 27, 2014) Mr. Tim Daters of White-Daters and Associates was present representing the request. Staff presented an overview of the development stating there were additional items in need of addressing related to the proposed preliminary plat. Staff noted there was a related item to allow site plan review on a one of the proposed lots. Staff stated the property was zoned I-1 which required site plan review prior to development. Staff requested Mr. Daters provide the proposed phasing plan for final platting of the lots. Staff also requested Mr. Daters include the zoning classification within the plat boundary and of abutting areas. Public Works comments were addressed. Staff stated dedication of right of way to 45-feet from centerline would be required on South Shackleford Road. Staff also stated street improvements to South Shackleford Road would be required prior to the execution of the final plat. Staff stated the Commission had approved a request for advance grading of the lots prior to imminent construction. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing a number of the issues raised at the August 27, 2014, Subdivision Committee meeting. The revised plat indicates the lots will be final platted based on market demand. The revised plat includes the zoning classification within the proposed plat boundary. Lot 1 is proposed for an office/warehouse development as a separate item on this agenda (Z-5810-A). The request is for preliminary plat approval of a two (2) lot subdivision located on South Shackleford Road. The property contains 29.63-acres. Lot 1 is proposed containing 23.35-acres with 606-feet of frontage along South Shackleford Road. Lot 2 is proposed containing 5.26-acres and 389-feet of frontage along South Shackleford Road. The request includes a variance to allow the driveway located along the southern perimeter nearer the property line than typically allowed. The south driveway should be located at least 150-feet from the south property line. According to the applicant to place the driveway consistent with the ordinance would cause operational problems which the developer does not want in this new facility. The September 18, 2014 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1730 6 applicant states the development has almost 1,000-feet of frontage on Shackleford Road and is proposing to have only three (3) driveways, with the center drive shared. Staff does not support the driveway spacing variances. The plat is for two (2) lots on 30-acres with 1,000 feet of street frontage. Staff feels the driveway locations should have been considered with the design of the site plan. Staff also requests the applicant provide a letter to certify the sight distance of the proposed driveway location to ensure compliance with AASHTO standards. The applicant should contact Nat Banihatti at 501.379.1818 for sight distance requirements. The request also includes payment in-lieu of stormwater detention. The applicant states the downstream storm drainage in this vicinity of Timberland Drive is likely undersized. He states in the early 1970’s the drainage course consisted of open ditches above and below Timberland Drive with a short culvert under the street. Between 2002 and 2004 several homes were constructed along Timberland and the open ditch was enclosed. The new pipes are likely undersized for the existing 40-acre, largely undeveloped basin. He states in lieu of on-site detention the Developer would like to work with the City in a cooperative effort to have the existing undersized storm drainage replaced. The existing storm drain piping installed in 2002/2004 is so grossly undersized increased on-site detention is not realistic. Staff is not supportive of the applicant’s request. Currently, flooding occurs along Brodie Creek within the Tall Timber Subdivision. The residential structures within the Tall Timber Subdivision are located within the 100-year floodplain. To reduce flooding within the subdivision, Brodie Creek should be channelized from West 36th Street to Fourche Creek and the Hwy 5 box culverts enlarged. Staff believes stormwater detention should be provided and/or downstream drainage improvements be completed as found in Section 29-102 to not make flooding conditions worse. Although staff is generally supportive of the overall plat staff is not in support of the driveway spacing variance or the variance for payment in-lieu for the stormwater detention ordinance requirements. I. STAFF RECOMMENDATION: Staff recommends denial of the application request as submitted. September 18, 2014 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1730 7 PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2014) The applicant was present. There were no registered objectors present. Staff presented the item stating they had received additional information concerning the proposed preliminary plat and needed additional time to review the information. Staff presented a recommendation of deferral of the item to the October 30, 2014, public hearing. There was no further discussion. The Chair entertained a motion for approval of the item as presented by staff. The motion was approved by a vote of 9 ayes, 0 noes and 2 absent. September 18, 2014 ITEM NO.: 2 FILE NO.: S-1731 NAME: Bowman Pointe Preliminary Plat LOCATION: Located East of South Bowman Road, North and South of West 36th Street, Between I-430 and South Bowman Road DEVELOPER: Richardson Properties, LLC 9800 Maumelle Boulevard Maumelle, AR 72113 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 94.73 acres NUMBER OF LOTS: 6 FT. NEW STREET: 950 LF CURRENT ZONING: R-2, Single-family, O-3, General Office and POD PLANNING DISTRICT: 11 – I-430 CENSUS TRACT: 24.07 VARIANCE/WAIVERS: None requested. Staff and the applicant are working to resolve issues raised at the August 27, 2014, Subdivision Committee meeting. Staff recommends deferral of this item to the October 30, 2014, public hearing. PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2014) The applicant was present. There were no registered objectors present. Staff presented the item stating they and the applicant were working to resolve issues raised at the August 27, 2014, Subdivision Committee meeting. Staff presented a recommendation of deferral of the item to the October 30, 2014, public hearing. September 18, 2014 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1731 2 There was no further discussion. The Chair entertained a motion for approval of the item as presented by staff. The motion was approved by a vote of 9 ayes, 0 noes and 2 absent. September 18, 2014 ITEM NO.: 3 FILE NO.: S-1732 NAME: 2317 Willow Springs Road Subdivision Site Plan Review LOCATION: Located at 2317 Willow Springs Road DEVELOPER: Raquel Osorie 2317 Willow Springs Road Little Rock, AR 72206 ENGINEER: Edward Lofton 15415 Oakcrest Lane Little Rock, AR 72206 AREA: 7.806 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: The site is located within the City’s Extraterritorial Planning Jurisdiction in which the City exercises Subdivision Regulations only PLANNING DISTRICT: 28 – Arch Street South CENSUS TRACT: 40.06 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting Subdivision/Multiple Building Site Plan Review as per Section 31-13 of the Little Rock Code of Ordinances. Currently located on the site are two (2) manufactured homes and several accessory buildings. The applicant is proposing to add a third (3) manufactured home to the property. The homes are single wide manufactured homes. The ordinance states subdivision site plan review is a development review process that provides for case by case September 18, 2014 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1732 2 consideration of project particulars including the provision of parking and landscaping in accordance with the appropriate ordinances, siting of buildings, and the relationships with adjoining properties. B. EXISTING CONDITIONS: The property is located on the south side of Willow Springs Road just west of Arch Street. The area along Willow Springs Road is primarily residential. There are a number of manufactured homes in the area. This property is accessed via a 40-foot pipe stem extending from Willow Springs Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All owns of property located within 200-feet of the site along with Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Willow Springs Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Provide septic certification for the existing and proposed new home. Entergy: Entergy does not object to this proposal. Use caution when moving any structure underneath power lines as the mobile home is moved. Contact Entergy for service when ready. Power lines already exist in the area. 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. September 18, 2014 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1732 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: Provide a letter of acknowledgement from the area Volunteer Fire Department. County Planning: Provide Arkansas Health Department approval for newest mobile home. CATA: CATA has reviewed the plans submitted by your office on the above referenced area. The area is served by CATA service at Baseline and Scott Hamilton Roads approximately four (4) miles away. The development consists of placing a mobile home. CATA has no comment or concerns relating to this development. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. September 18, 2014 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1732 4 Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (August 27, 2014) Mr. Ed Lofton was present representing the request. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request. Staff requested Mr. Lofton provide the septic certification for the proposed new home. Staff also requested Mr. Lofton provide a letter from the area volunteer fire department indicating their knowledge of the project. Public Works comments were addressed. Staff stated a right of way dedication on Willow Springs Road was required. Staff stated the dedication would be 40-feet in width and 45-feet in length. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant has provided a letter from the area volunteer fire department and the septic certification for the proposed new home. There were no remaining outstanding technical issues associated with the request in need of addressing raised at the August 27, 2014, Subdivision Committee meeting. The request is for approval of a Subdivision/Multiple Building Site Plan Review as required per Section 31-13 of the Little Rock Code of Ordinances. The site has two (2) manufactured homes and several accessory buildings in place. The applicant is requesting to add a third (3) manufactured home to the site. The homes are single wide manufactured homes. The Subdivision Ordinance states Subdivision Site Plan Review is a development review process that provides for case by case consideration of project particulars including the provision of parking and landscaping in accordance with the appropriate ordinances, siting of buildings, and the relationships with adjoining properties. Within this area the City exercises subdivision regulations and does not have zoning. The County has a building setback from all property lines. The buildings as proposed comply with the County’s requirement of 40-feet. No landscaping is required due to the nature of the development, single-family. September 18, 2014 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1732 5 Representatives of Southwest Little Rock United for Progress have requested the occupancy of the new home be limited to the mother of the existing property owner and when she no longer occupies the home the home be removed from the site. This request was not taken to a vote by the entire membership. Staff recommends the occupancy be limited to a family member of the existing property owner and once the owner or a family member no longer resides on the property the home be removed. Staff feels this will lessen the likelihood of the site becoming a manufactured home park. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the placement of the new home as proposed will not adversely impact the site or the area. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends the occupancy be limited to a family member of the existing property owner and once the owner or a family member no longer resides on the property the home be removed. Staff recommends the siting of the home comply with the siting criteria for manufactured homes as outlined in Section 36-262(d)(2) of the Little Rock code of ordinances. PLANNING COMMISSION ACTION: (SEPTEMBER 18, 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 occupancy of the new home be limited to a family member of the existing property owner and once the owner or a family member no longer resided on the property the home be removed. Staff presented a recommendation the siting of the home was to comply with the siting criteria for manufactured homes as outlined in Section 36-262(d)(2) of the Little Rock code of ordinances. There was no further discussion. The Chair entertained a motion for approval of the item as presented by staff. The motion was approved by a vote of 9 ayes, 0 noes and 2 absent. September 18, 2014 ITEM NO.: 4 FILE NO.: Z-5810-A NAME: Golden Eagle Zoning Site Plan Review LOCATION: Located in the 5300 Block of South Shackleford Road DEVELOPER: Robert A Vogel Management Co. LLC 11219 Financial Center Parkway, Suite 300 Little Rock, AR 72211 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 29.63 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: I-1, Industrial Park District PLANNING DISTRICT: 12 – 65th Street West CENSUS TRACT: 24.05 VARIANCE/WAIVERS: 1. A variance from Sections 30-43 and 31-210 to allow the southern driveway less than 150-feet from the property line. 2. A variance to allow the payment in-lieu of stormwater detention. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is for development of a 23.35-acre parcel with an office/warehouse building. The building is proposed with 20,967 square feet of office space, 19,500 square feet of ancillary space, 45,812 square feet of space for interior loading of trucks and a 100,450 square foot warehouse. The site plan includes an additional 100,800 square foot expansion area for future development. The site plan also includes the placement of a detached vehicle maintenance building September 18, 2014 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-5810-A 2 with wash and fueling facilities. The building exterior will be a mix of concrete tilt up panels, masonry and metal siding. The site plan indicates the placement of a 100-foot zoned buffer along the northern and eastern perimeters of the site. A perimeter fence is located a minimum of 131.5-feet from the northern property line and 141.2-feet from the eastern property line. B. EXISTING CONDITIONS: The property was zoned to I-1, Industrial Park District in 1994. At the time of zoning a 100-foot wide OS, Open Space zoned buffer was established along the eastern and northern portion of the tract where the property abuts single-family. The OS, Open Space zoned buffer has been maintained and is heavily wooded. The remainder of the site was cleared several years ago and new vegetation has grown up. The Commission approved a request at their September 4, 2014, public hearing to allow advanced grading of this entire site without imminent construction. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All owns of property located within 200-feet of the site along with the Greenwood Acres Homeowners Association, the John Barrow Neighborhood Association, the Pecan Lake Property Owners Association, Southwest Little Rock United for Progress, the Stagecoach Dodd Neighborhood Association, the Tall Timber Homeowners Association and the Water’s Edge Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Shackleford Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Shackleford Road including 5 foot sidewalks with the planned development. The new back of curb should be 29.5 feet from centerline. 3. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. September 18, 2014 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-5810-A 3 4. Stormwater detention ordinance applies to this property. 5. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 501.379.1813, Greg Simmons, for more information. 6. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The south driveway must be located at least 150 feet from the south property line. A variance must be requested for the proposed driveway location. 7. Provide a letter prepared by a registered engineer certifying the sight distance at the driveway(s) comply with 2004 AASHTO Green Book standards. 8. 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. 9. Per Section 29-102 an evaluation should be conducted on the basis of existing downstream development and any analysis of stormwater runoff with and without the proposed development. If the proposed development will cause or increase downstream flooding conditions, provisions to minimize such flooding conditions should be included in the design of the storm management improvements. Such provisions may include downstream improvements and/or detention of stormwater runoff and its regulated discharge to the downstream storm drainage system. 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. Entergy has a 3-phase power line on the west side of South Shackleford Road, but nothing currently on the area of the preliminary plat. Please contact Entergy in advance for discussions regarding service requirements, line routing and easement requirements. Center-Point Energy: No comment received. AT & T: No comment received. September 18, 2014 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-5810-A 4 Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 6. A capital investment charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: Place fire hydrants per code, maintain access. County Planning: No comment. CATA: CATA has reviewed the plans submitted by your office on the above referenced area. The area is currently served by CATA at Colonel Glenn and Shackleford Roads approximately eight (8) blocks away. The development consists of an addition to the existing building and future development at Lot 2. CATA has this corridor in mind for future expanded transit. City Directors Adcock and Wyrick have expressed an interest in using this area in addition to the Pecan Lake and Tall Timber areas to serve. CATA requests consideration of pullouts and sidewalks at South Shackleford Road and Clearwater Drive. Parks and Recreation: No comment received. September 18, 2014 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-5810-A 5 F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: No comment. 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 as provided within the Landscape Ordinance of the City, Section 15-81. 3. The property to the south is zoned R-2, Single-family therefore a minimum buffer will be required at six (6) percent of the average width of the lot. 4. If the one hundred (100) foot undisturbed buffer along the north and east property lines does not provide adequate screening additional plantings will need to be provided to meet the City ordinance requirements. 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. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the City’s Landscape Ordinance requirements. 6. The property is approximately one thousand three hundred and fifteen (1,315) feet in depth. A maximum fifty (50) foot street buffer is required. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. September 18, 2014 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-5810-A 6 G. SUBDIVISION COMMITTEE COMMENT: (August 27, 2014) Mr. Tim Daters of White-Daters and Associates was present representing the request. Staff presented an overview of the development stating there was an associated application to allow the creation of a two (2) lot plat with this lot being proposed Lot 1. Staff requested additional information concerning the use of space within the building. Staff also requested Mr. Daters provide the proposed construction material of any proposed fencing. Public Works comments were addressed. Staff stated a dedication of right of way was required along South Shackleford Road to meet the Master Street Plan requirements. Staff also stated the driveways as indicated on the site plan did not comply with the minimum driveway spacing criteria of the ordinance. Staff requested Mr. Dates provide an evaluation of the existing downstream development and an analysis of the runoff from both pre and post development. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing a number of the issues raised at the August 27, 2014, Subdivision Committee meeting. The applicant has provided the proposed uses of the space within the building and the proposed construction materials. Mr. Daters has also provided a request for a variance to allow the southern driveway within 150-feet of the south property line. Mr. Daters has also provided a request for an in-lieu contribution for stormwater detention. The requested site plan review is required per the existing I-1, Industrial Park Zoning District. The development is proposed on a 23.35-acre parcel. The building proposed will be used as an office/warehouse. The building is proposed containing a total of 287,529 square feet of space. Within the total square footage 20,967 square feet is proposed as office space, 19,500 square feet as ancillary space, 45,812 square feet as space for interior loading of trucks and 100,450 square feet of warehouse. Included in the total is a 100,800 square foot expansion area for future development. The building exterior will be a mix of concrete tilt up panels, masonry and metal siding. The site plan also includes the placement of a detached vehicle maintenance building with wash and fueling facilities. The building is proposed 95-feet by 158-feet (15,010 square feet). September 18, 2014 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-5810-A 7 The site plan includes the placement of 168-parking spaces for employee and customer parking. Based on the use of the buildings in the breakdown of how the area will be used a total of 83-parking spaces would typically be required. The site plan indicates the placement of a 100-foot zoned buffer along the northern and eastern perimeters of the site. A perimeter fence is located a minimum of 131.5-feet from the northern property line and 141.2-feet from the eastern property line. Fence heights allowed in Industrial Zones between the required building setback line and a street right of way is a maximum height of nine (9) feet. All other fences may be erected to a maximum height of nine (9) feet. The site plan indicates eight (8) foot fences will be installed on the property lines in the areas outside the zoned OS buffer on the property line. The I-1, Industrial Park District has development criteria related to the placement of buildings. The ordinance states every use or any part thereof that is not conducted within a building completely enclosed on all sides shall be enclosed within a wall or fence six (6) feet in height. Such wall or fence shall completely screen all operations conducted within such wall or fence from observation. No exterior storage area shall encroach into any of the required yards. A note on the site plan states screening will be provided as per Section 36-523. The ordinance states the activities to be screened include, but are not limited to, parking lots, drives, sanitation areas, commercial static display of merchandise, loading docks, utility service facilities and heating and air conditioning equipment. The applicant states all loading dock areas visible from the street will be screened per the typical ordinance standards. All buildings shown on the required site plan shall cover an aggregate area of not more than fifty (50) percent of such site. The lot area is 23.35 acres or 1,017,126 square feet. The total building square footage including future expansion areas contains 302,539 square feet or 29.7-percent of building coverage. The ordinance states no part of any building or accessory structure shall be located closer than one hundred (100) feet to any residential district boundary. There is a 100-foot zoned OS, Open Space buffer along the northern and eastern perimeters where abutting residentially zoned property. The property to the south is zoned R-2, Single-family as well. The southern building setback proposed is 191-feet. September 18, 2014 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-5810-A 8 The maximum sign height allowed in Industrial zones is 30-feet and the maximum sign area is 72-square feet. Building signage is limited to a maximum of 10 percent of the façade area where abutting the public street. The signage as proposed is consistent with typical ordinance standards. The request includes a variance to allow the driveway located along the southern perimeter nearer the property line than typically allowed. The south driveway should be located at least 150-feet from the south property line. According to the applicant to place the driveway consistent with the ordinance would cause operational problems which the developer does not want in this new facility. The applicant states the development has almost 1,000-feet of frontage on Shackleford Road and is proposing to have only three (3) driveways, with the center drive shared. Staff does not support the driveway spacing variances. The plat is for two (2) lots on 30-acres with 1,000 feet of street frontage. Staff feels the driveway locations should have been considered with the design of the site plan. Staff also requests the applicant provide a letter to certify the sight distance of the proposed driveway location complies with AASHTO standards. The applicant should contact Nat Banihatti at 501.379.1818 for sight distance requirements. The request also includes payment in-lieu of stormwater detention. The applicant states the downstream storm drainage in this vicinity of Timberland Drive is likely undersized. He states in the early 1970’s the drainage course consisted of open ditches above and below Timberland Drive with a short culvert under the street. Between 2002 and 2004 several homes were constructed along Timberland and the open ditch was enclosed. The new pipes are likely undersized for the existing 40-acre, largely undeveloped basin. He states in lieu of on-site detention the Developer would like to work with the City in a cooperative effort to have the existing undersized storm drainage replaced. The existing storm drain piping installed in 2002/2004 is so grossly undersized increased on-site detention is not realistic. Staff is not supportive of the applicant’s request. Currently, flooding occurs along Brodie Creek within the Tall Timber Subdivision. The residential structures within the Tall Timber Subdivision are located within the 100-year floodplain. To reduce flooding within the subdivision, Brodie Creek should be channelized from West 36th Street to Fourche Creek and the Hwy 5 box culverts enlarged. Staff believes stormwater detention should be provided and/or downstream drainage improvements be completed as found in Section 29-102 to not make flooding conditions worse. September 18, 2014 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-5810-A 9 Although staff is generally supportive of the overall plan staff is not in support of the driveway spacing variance or the variance for payment in-lieu for the stormwater detention ordinance requirements. I. STAFF RECOMMENDATION: Staff recommends denial of the application request as submitted. PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2014) The applicant was present. There were no registered objectors present. Staff presented the item stating they had received additional information concerning the proposed site plan and needed additional time to review the information. Staff presented a recommendation of deferral of the item to the October 30, 2014, public hearing. There was no further discussion. The Chair entertained a motion for approval of the item as presented by staff. The motion was approved by a vote of 9 ayes, 0 noes and 2 absent. September 18, 2014 ITEM NO.: 5 FILE NO.: Z-8971 NAME: Walker Day Care Center – Conditional Use Permit LOCATION: 2515 Center Street OWNER/APPLICANT: Percy Walker/Michelle Walker PROPOSAL: A conditional use permit is requested to allow for a day care center, utilizing the vacant residential structure on this R-4 zoned lot and ½. 1. SITE LOCATION: The property is located on the east side of Center Street; mid-block, south of Roosevelt Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located on the northern edge of the neighborhood, ½ block south of Roosevelt Road. The vacant, 2 ½ lots located to the north of the site are zoned R-4. Staff believes it is unlikely those lots will develop with single family homes. To the east, there is a single family residence and a C-3 zoned bail bonds company. The west side of the block across Center Street is vacant, R-4 zoned lots. A single family residence is adjacent to the south. The blocks immediately south contain vacant lots, single family homes and a few vacant, boarded structures. Commercial uses are located on the north side of Roosevelt. Other uses in the area include a school, churches and multifamily. Staff believes the small day care is compatible with the neighborhood. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Meadowbrook, Community Outreach and Downtown Neighborhood Associations. 3. ON SITE DRIVES AND PARKING: The day care is proposed to have a maximum enrollment of 30 children with 2 employees; requiring 5 on-site parking spaces. The plan submitted by the applicant at the Subdivision Committee meeting indicates a single 20 foot wide driveway off of Center Street, providing access to a 5-space parking lot located at the rear of the site. The driveway and parking area must be asphalt-paved or concrete to comply with City code. September 18, 2014 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-8971 2 4. SCREENING AND BUFFERS: 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. The property is located in the City's designated mature area. A twenty-five (25%) percent reduction of the buffer requirements is acceptable. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the City's landscape ordinance requirements. A minimum 6.75 foot street buffer strip is required along the entirety of the west property line. 3. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 4. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the Landscape Ordinance of the City, Section 15-81. 5. The surrounding properties are zoned R-4, therefore a minimum buffer will be required at six (6) percent of the average width of the lot. The property is located in the City's designated mature area. A twenty-five (25%) percent reduction of the buffer requirements is acceptable. The minimum dimension shall be 6.75 feet in all instances 6. All landscape areas shall be protected as per City of Little Rock Landscape Ordinance (Sec. 15-100). Provide notes on plan specifying type and location of mulch, edging, wheel stops, and/or concrete curb and gutter. September 18, 2014 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-8971 3 7. An irrigation system shall be required for developments of one (1) acre or larger. For developments of less than one (1) acre a there shall be a water source within seventy-five (75) feet of the plants to be irrigated. 8. 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. 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. 5. PUBLIC WORKS COMMENTS: 1. Due to the proposed use of the property, the Master Street Plan specifies that Center Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. The minimum parking area must be at least 40 feet wide for vehicles to backup. 3. The driveway must be constructed to at least 24 feet in width at its narrowest point to provide 2-way traffic so vehicles do not stack in Center Street waiting to enter site. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this project. Entergy: Entergy has no objection. A transmission line runs along Center Street and power to the house is available. Center-Point Energy: No comment received. AT & T(SBC): No comment received. Central Arkansas Water: No Objection. Fire Department: Must meet all 2012 fire code for a day care. September 18, 2014 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-8971 4 County Planning: No Comment. CATA: A CATA bus route is located along Main Street, 2 blocks to the east. Parks and Recreation: No comment received. Building Code: Project is a change in occupancy and is therefore subject to current building code requirements. Review and approval is required by Building Codes Division before occupancy takes place. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501-371-4724; crichey@littlerock.org or Mark Alderfer at 501-371-4875; malderfer@littlerock.org. SUBDIVISION COMMITTEE COMMENT: (AUGUST 27, 2014) The applicant was present. Staff presented the item and noted additional information was needed regarding signage and fencing. Staff suggested signage comply with that allowed in office zones and the applicant agreed. She stated fencing would include 4-foot chain link fencing around the play area. Staff noted the parking plan originally submitted did not comply with code requirements as to stall and driveway width and depth and landscape areas. Public Works and Landscape Comments were noted and discussed. Building Code comments were noted. The applicant submitted a revised plan indicating a driveway off of Center Street, providing access to a parking lot at the rear of the site; with the playground area located between the driveway and the property to the north. Staff commented that the revised plan would work if the driveway were widened. In response to a question, the applicant stated she was proposing the revised plan in lieu of the plan originally submitted. Staff commented that the applicant had completed the notice requirement and there were no other outstanding issues. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: The R-4 zoned lot and a half located at 2515 Center Street is occupied by a vacant residential structure. The applicant is requesting approval of a conditional September 18, 2014 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-8971 5 use permit to allow for conversion of the structure into a day care center. The day care will have a maximum enrollment of 30 children (ages 6 months – 12 years) with two employees. The day care will operate Monday through Friday, 6:00 a.m. – 6:-00 p.m. A day care of the size proposed requires 5 on-site parking spaces. The applicant has submitted a plan indicating a driveway off of Center Street, providing access to a 5 space parking lot at the rear of the site. The playground area will be located north of the driveway. The playground will be enclosed by a 4-foot chain link fence. Signage will not exceed that allowed in office zones. Staff believes a small day care center is an appropriate use of the site. It is located at the edge of the residential neighborhood, near where the uses transition to non-residential. The driveway, parking, screening and landscaping need to be designed to comply with code. Conversion of the house into a day care must comply with building and fire codes. To staff’s knowledge, there are no outstanding issues. The circa 1900 plat/bill of assurance does not address use issues. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. The driveway and parking area are to be asphalt or concrete paved and plans for the drive and parking must be reviewed and approved by staff. A permit must be obtained from the City prior to constructing the drive and parking. 3. No drop-off/pick-up parking is permitted in the public right-of-way. 4. The day care is not permitted to occupy the structure until all required improvements to the site and building are completed and approved by staff. PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2014) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the requested CUP subject to compliance with the following conditions: September 18, 2014 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-8971 6 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. The driveway and parking area are to be asphalt or concrete paved and the plans for the drive and parking are to be reviewed and approved by staff. A permit must be obtained from the City prior to constructing the drive and parking. 3. No drop-off/pick-up parking will be permitted in the public right-of-way. 4. The day care will not be permitted to occupy the structure until all required improvements to the site and building are completed and approved by staff. There was no further discussion. The Chair entertained a motion for approval of the item as presented by staff. The motion was approved by a vote of 9 ayes, 0 noes and 2 absent. September 18, 2014 ITEM NO.: 6 FILE NO.: Z-5745-B NAME: Savvy Kids Learning Center Revised Short-form POD LOCATION: Located at 3200 South Bryant Street DEVELOPER: Anthony and Lynette Lemons 15 Longwell Loop Little Rock, AR 72211 SURVEYOR: Central Arkansas Engineering PLC 1012 Autumn Road, Suite #2 Little Rock, AR 72211 AREA: 0.14 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: POD ALLOWED USES: O-1, Quite Office District PROPOSED ZONING: Revised POD PROPOSED USE: O-1, Quite Office District – building expansion to allow additional children in the existing daycare VARIANCE/WAIVERS: None requested. Staff and the applicant are working to resolve issues raised at the August 27, 2014, Subdivision Committee meeting. Staff recommends deferral of this item to the October 30, 2014, public hearing. PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2014) The applicant was present. There were no registered objectors present. Staff presented the item stating they and the applicant were working to resolve issues raised at the August 27, 2014, Subdivision Committee meeting. Staff presented a recommendation of deferral of the item to the October 30, 2014, public hearing. September 18, 2014 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5745-B 2 There was no further discussion. The Chair entertained a motion for approval of the item as presented by staff. The motion was approved by a vote of 9 ayes, 0 noes and 2 absent. September 18, 2014 ITEM NO.: 7 FILE NO.: Z-5758-C NAME: Kanis Creek Apartments Long-form PD-R LOCATION: Located on the Northwest corner of Kanis and Pride Valley Roads DEVELOPER: Case and Associates c/o Stephen Giles 425 W Capitol Avenue, Suite 3200 Little Rock, AR 72201 ARCHITECT: Larry C. Kester 4200 East Skelly Drive, Suite 750 Tulsa, OK 74135 SURVEYOR: Blew and Associates Civil Engineers and Land Surveyors 524 W. Sycamore Street, Suite 4 Fayetteville, AR 72703 AREA: 12.95 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: O-2, Office and Institutional ALLOWED USES: Office PROPOSED ZONING: PD-R PROPOSED USE: Multi-family at a density of 17.76 units per acre VARIANCE/WAIVERS: None requested. BACKGROUND: The site contains 12.63-acres and is located on the northwest corner of Kanis Road and Pride Valley Road. Ordinance No. 16,732 adopted by the Little Rock Board of Directors September 18, 2014 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5758-C 2 on August 16, 1994, rezoned the site from R-2, Single-family to O-2, Office and Institutional. A proposal to allow the development of 142-units (for a proposed density of 11.24-units per acre) of condominium style housing under a horizontal property regime was proposed by a previous applicant but was withdrawn prior to the Commission considering the request at their December 7, 2006, public hearing. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The Kanis Creek Apartments planned zoning development is the next exciting multi-family development by Case and Associates and is located in a rapidly growing area of Little Rock. Case and Associates continues to ‘set the bar’ for superior multi-family developments and will again exceed the already high development requirements as set forth in the zoning ordinance of the City of Little Rock. Careful design considerations, i.e., building setbacks, orientation, density and configuration and topography and minimized negative impact to adjacent single-family residences. Development within the complex will be separated from abutting properties by a screening fence along the property boundaries. The land area is 12.95-acres and the lot area is 11.02-acres in size and located at the intersection of a minor arterial street (Kanis Road) and a collector street (Pride Valley Road) as designated on the Master Street Plan. In addition to the excellent arterial street access, the proposed development is located approximately 3.5 miles to direct access of Interstate 430 and 630. The Kanis Creek Apartments are currently zoned O-2, Office and Institutional District and designated on the City’s Future Land Use Plan as Suburban Office. The developer is proposing to construct a gated apartment community at this location. The apartments will be market rate, and contain a club house, swimming pool, garages, and court yard areas. The development is proposed to include 230-units, with a various mix of one (1) and two (2) bedroom units contained in approximately twenty-two (22), two (2) and three (3) story wood frame buildings. Building exteriors are proposed to be a mixture of brick/stone veneer, cementious siding and asphalt roof shingles. The site plan includes the placement of garages and open parking. Seventy-eight (78) garages are proposed and 331-open parking spaces for a total of 409-parking spaces. B. EXISTING CONDITIONS: The site is a wooded site located outside the City limits but within the City’s Extraterritorial Planning Jurisdiction. The applicant is proposing annexation to the City of Little Rock to receive sewer service for the proposed development September 18, 2014 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5758-C 3 prior to construction of the new apartment units. The site is heavily wooded. Kanis Road is located along the northern boundary and Pride Valley Road is located along the southern boundary. Kanis and Pride Valley Roads are both unimproved roadways with open ditches for drainage. There is a single-family subdivision located across Pride Valley Road. To the south of this site is a mini- warehouse development and newly developing office. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Capitol Hills Estates Property Owners Association, the Gibraltar Heights Point West Timber Ridge Neighborhood Association, the Parkway Place Property Owners Association, the Spring Valley Manor Property Owners Association and the Woodlands Edge Community Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required. 2. Pride Valley 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. 3. A 20-foot radial dedication of right-of-way is required at the intersection of Kanis Road and Pride Valley Road. Right-of-way should be dedicated for Pride Valley Road to be realigned to intersect Kanis Road at a perpendicular angle. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from centerline. Striping and tapers should be provided for left turn lane into the facility. 5. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Pride Valley Road including 5-foot sidewalks with the planned development. The new back of curb on Pride Valley Road should be located 18 feet from centerline to provide a total 36 feet street section. The eastern portion of Pride Valley Road should be reconstructed to intersect with Kanis Road at a right angle. 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 September 18, 2014 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5758-C 4 submitted and approved prior to the start of construction. Is the construction of the apartments planned to be phased? If so, is an advanced grading variance requested to advance grade the entire site with construction of Phase 1? 7. Provide a Sketch Grading and Drainage Plan for the site per Section 29-18(e). 8. Stormwater Detention Ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 9. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 10. A portion of the property appears to be within the 100-year floodplain on the proposed Pulaski County FIRMs. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 if the FIRMs are adopted prior to construction and the property is annexed into City of Little Rock. 11. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 12. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to 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, for more information. 14. Driveway locations and widths may not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Is the south driveway proposed for emergency access? Will the driveway provide any additional access? Show the locations of driveways on the east side of Kanis Road. 15. Provide a letter prepared by a registered engineer certifying the sight distance at the driveway and intersection(s) comply with 2004 AASHTO Green Book standards. 16. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 South Broadway, 501.379.1805, Travis Herbner, for more information. 17. 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. September 18, 2014 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5758-C 5 18. 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. 19. The owner and/or manager of each multi-family residence of 100 or more dwelling units shall provide recycling and encourage participation by the tenants, renters, or owners of each unit. Contact Melinda Glasgow at 501.371.4646 for more information. 20. Per Section 29-102 an evaluation should be conducted on the basis of existing downstream development and any analysis of stormwater runoff with and without the proposed development. If the proposed development will cause or increase downstream flooding conditions, provisions to minimize such flooding conditions should be included in the design of the storm management improvements. Such provisions may include downstream improvements and/or detention of stormwater runoff and its regulated discharge to the downstream storm drainage system. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. The developer must seek annexation to the City of Little Rock to receive sewer service. Contact Little Rock Wastewater Utility for additional information concerning any sewer main extension and/or necessary easements. Entergy: Entergy has no objection. 3-phase power line runs along the south side of Kanis Road and the North side of Pride Valley Road which may need to be adjusted to accommodate the development. Contact Entergy well in advance for service requirements, line layout and easements. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. September 18, 2014 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5758-C 6 3. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 6. A capital investment charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: Fire hydrants per code, maintain access, 26-foot drive lanes, fire hydrant within 100-feet of FDC, no obstructions between, fire hydrant, fire apparatus and FDC. County Planning: No comment. CATA: CATA has reviewed the plans submitted by your office on the above referenced area. The area is currently served by CATA at 800 South Bowman Road approximately two (2) miles away. The development consists of 230 apartment units. CATA has this corridor in mind for future expanded transit utilizing Kanis Road and Chenal Parkway as corridors to serve the growing population. CATA request consideration of pullouts and sidewalks on Kanis Road west of Pride Valley 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. Apartment complex shall meet Accessibility requirements including designated parking, building access and accessible dwelling units. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Suburban Office (SO) for this property. The suburban office category provides for low intensity development of office or office parks in September 18, 2014 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5758-C 7 close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. The applicant has applied for a rezoning from O-2 (Office and Institutional District) to PDR (Planned Development Residential) to allow for the construction of an apartment complex at a density of approximately 21-units/acre on the site. Master Street Plan: Kanis Road is a Minor Arterial and Pride Valley Road is a Collector on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 3. 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. 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. 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. September 18, 2014 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5758-C 8 6. 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. 7. A landscape irrigation system shall be required for developments of one (1) acre or larger. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (August 27, 2014) The applicants were present representing the request. Staff presented an overview of the proposed development stating there were a number of outstanding technical issues associated with the request in need of addressing prior to the Commission’s final action. Staff requested the proposed construction materials, the building elevations, the maximum height of the proposed buildings and the location of any playground facilities. Public Works comments were addressed. Staff stated right of way dedication and street improvements would be required along the abutting streets. There was a general discussion concerning public works request for alignment of Pride Valley Road and Kanis Road. Staff advised the applicant to provide a sketch of their proposal for review. There was a general discussion concerning the City’s Stormwater Detention Ordinance and the requirements for detention on the site. Staff stated there were a number of ways detention could be achieved. Staff noted apartment developments in excess of 100-units were required to provide and encourage recycling from its residents. Landscaping comments were addressed. Staff stated the site was required street buffers along both Kanis and Pride Valley Roads. Staff stated a land use buffer was not required along the boundary abutting the commercially zoned mini-warehouse development. Staff stated building landscaping would be required between the paved areas and the buildings. Staff also stated sites containing two (2) or more acres were required to install an irrigation system. 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. September 18, 2014 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5758-C 9 H. ANALYSIS: The applicant submitted a revised site plan and cover letter addressing most of the issues raised at the August 27, 2014, Subdivision Committee meeting. The applicant has provided the proposed construction materials, the building elevations, the maximum height of the proposed buildings and the location of any playground facilities. The applicant has indicated no playground facilities will be provided. A swimming pool and deck, outdoor picnic area, courtyard recreation areas and a dog park will be provided. The development is proposed in a single phase. Secondary access is proposed along Kanis Road. The access is proposed as a gated full service entrance to the development. The development is proposed with 230-units of multi-family housing. The units are proposed with one and two bedroom units. The units range in size from 789-square feet to 1,108-square feet. The site plan indicates there will be garage and surface parking. The site plan notes 331 open parking spaces and 78 garage spaces. The buildings are proposed two (2) and three (3) stories in height. The two (2) story buildings will have garages on the ground floor and living space above the garage. There are thirteen (13) buildings proposed with garage/living space. With the exception of one (1) building the two (2) story buildings are located on the perimeter of the site abutting Kanis and Pride Valley Roads and along the perimeter abutting the mini-warehouse development. The remaining buildings are proposed with three (3) stories and surface parking. The buildings will be constructed with a mixture of materials including brick, stone, hardi-plank siding with architectural singled roofs. Parking typically required for a multi-family development containing 230-units would require the placement of 345-parking spaces. The site plan notes there are a total of 419-parking spaces including the garage spaces and the open spaces. The development is proposed with a single sign located at the main entrance. The sign is proposed with brick columns 7’-8” tall and 24’-0” in length. The sign face is proposed 2’-6” by 20’-0”. The sign ordinance typically allows the placement of a ground sign not to exceed six (6) feet in height and twenty-four (24) square feet in area. Building signage on the front of the office will be placed not to exceed ten (10) percent of the façade area. Perimeter fencing for the site will be solid panel and decorative fencing with brick columns. The decorative fencing is proposed along the street frontages, constructed of material to simulate wrought iron. The fencing along the perimeter September 18, 2014 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5758-C 10 abutting the mini-warehouse development will be a solid wood fence or a product to simulate wood. The maximum height proposed for the fences is six (6) feet. Staff has concerns with the overall density of the development and the placement of this number of units in addition to the additional currently approved and currently proposed multi-family units in this general area. Staff feels the concentration of multi-family within such a small geographic area could potentially negatively impact the general area and the nearby neighborhoods. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2014) The applicant was present. There were registered objectors present. Staff presented the item stating the applicant had submitted a request dated September 16, 2014, requesting deferral of the item to the December 18, 2014, public hearing. Staff stated the applicant had indicated additional time is needed to work with staff and the neighborhoods concerning the proposed development. Staff stated the deferral request would require a by-law waiver with regard to the late deferral request. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for approval of the by-law waiver with regard to the late deferral request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. September 18, 2014 ITEM NO.: 8 FILE NO.: Z-6532-G NAME: Lot 2 Chenal Heights Addition Long-form PD-R LOCATION: Located East of Chenal Valley Drive, South of Chenal Heights Circle DEVELOPER: Larry Crain Crain Family Holdings, LLC 17300 Chenal Parkway, Suite 330 Little Rock, AR 72211 ARCHITECT: EV Studio design@evstudio.com Denver, CO 303.670.7242 SURVEYOR: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 38.23 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PD-R ALLOWED USES: Age Restricted - Elderly Housing PROPOSED ZONING: Revised PD-R PROPOSED USE: Age Restricted - Elderly Housing VARIANCE/WAIVERS: A variance from the City’s Land Alteration Ordinance to allow grading of future phases with the development of the first phase. September 18, 2014 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6532-G 2 BACKGROUND: Ordinance No. 18,163 adopted by the Little Rock Board of Directors on December 20, 1999, rezoned the site from R-2 and MF-18 to PD-R to allow the establishment of a Planned Residential Development titled Arkansas Teachers Retirement Village – Long-form PD-R. The proposal included the rezoning of 71.9 acres from R-2 and MF-18 to PD-R to allow for the development of the Arkansas Teachers Retirement Village, a stepped-care retirement facility. The development would house retired persons with facilities including independent living, assisted living, skilled nursing facilities and Alzheimer facilities. A single access point from Chenal Valley Drive was proposed, with a fire lane access at the southwest corner of the property. The proposed site plan indicated a large amount of green space, which was to be undisturbed, along with a proposed lake, walking trails and a lakeside pavilion. In March of 2002, the Arkansas Teachers Retirement System decided to reevaluate the project and did not develop the site as proposed. ATRS decided to proceed with excavating to the finished grade indicated and approved on the site grading plan, extending sewer lines to the site, drainage construction, seeding and erosion control, power and telephone utility crossing the site were installed underground and no additional trees were to be removed from the site except those necessary to install utilities. A restoration plan was submitted to the City for approval. The applicant adhered to City’s requirements in the restoration of the site and the developer’s obligations were met. A proposal was reviewed and recommended for approval by the Little Rock Planning Commission at their August 26, 2004, Public Hearing to allow two of the indicated lots to develop with the retirement village concept. The applicant proposed the development of the site with eight individual lots through a preliminary plat in conjunction with the request to revise the PD-R zoning. The applicant indicated Lot 2 would be developed as an assisted living facility. Proposed Lot 8 was indicated for garden style patio homes. The applicant also indicated all uses would remain similar to the multi-unit residential retirement facility as approved on the original PD-R. The request was approved by the Little Rock Board of Directors on October 5, 2004, by the adoption of Ordinance No. 19,195. Lot 8 has not developed. Ordinance No. 19,220 adopted by the Little Rock Board of Directors on November 1, 2004, revised the previously approved PD-R to allow a nursing and rehabilitation center to locate on Lot 6. Chenal Nursing and Rehabilitation Center proposed a 114-bed skilled nursing facility. The development included 90 staff positions which included Arkansas Hospice Staff. September 18, 2014 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6532-G 3 October 17, 2006, Ordinance No. 19,611 adopted by the Little Rock Board of Directors on October 17, 2006, approved a revision to the PD-R for Lot 6 to increase the number of beds allowed in the nursing home facility from 114 to 140. The site plan included the placement of 93 parking spaces to serve the facility. There were no other changes to the previously approved PD-R proposed. An item to allow the development of this site (Lot 8) with single-family development of attached and detached homes was withdrawn at the Commission’s January 14, 2010, public hearing. The proposal did not comply with the covenants issued on this site and could not receive approval of the persons having oversight of the covenants. Ordinance No. 20,299 adopted by the Little Rock Board of Directors on August 2, 2010, allowed the development of 18.47 acres located at the northwest corner of Chenal Valley Drive and Chenal Heights Drive as a gated residential neighborhood with 109-units of multi-family elderly housing. The development was proposed to be enclosed by a six foot tall wall/fence with eight foot columns. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting approval of a site plan to allow the development of 241-units of age restricted housing. The site plan includes the placement of 78-buildings each with two (2) to three (3) units. The buildings are proposed with front and rear loaded garages. The development is proposed in three phases. Access to the site is proposed as gated entry from Chenal Valley Dries as well as Chenal Heights Drive. B. EXISTING CONDITIONS: The site is a vacant site and most of the interior trees were cleared as a part of the original approval. The applicant did replant several interior trees and reseed the site as a part of the restoration plan. A regional detention facility is located near Chenal Valley Drive. The nursing home and the assisted living facility are complete and occupied. Northwest of the site is a City of Little Rock Fire Station. South of the site is the Village at Rahling Road Shopping Center. West of the site are two multi-family developments fronting Chenal Valley Drive. Chenal Valley Drive has been constructed to Master Street Plan standard with curb and gutter. There is not a sidewalk in place along the property frontage. Chenal Heights Drive and Chenal Heights Circle have been constructed with curb and gutter. September 18, 2014 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6532-G 4 C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Villages of Wellington Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A turnaround should be provided at the end of Chenal Heights Circle to be at least 80 feet in length and the same width as the street. 2. Sidewalks with appropriate handicap ramps should be installed from the existing sidewalk on Chenal Valley Drive to the proposed sidewalk adjacent to the private street in accordance with Section 31-175 of the Little Rock Code. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. The private street should have a concrete apron at Chenal Valley Drive per City Ordinance. 5. Due to the number of units, the private street should be named and the units addressed off that street name. 6. The street designation in Chenal Heights Circle should be changed to "Cove" or "Lane". 7. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. A variance is being requested to grade the entire development with construction of Phase 1. 8. Stormwater Detention Ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Does the existing detention pond provide detention for the existing developed properties adjacent to Chenal Heights Drive? 9. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 10. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. September 18, 2014 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6532-G 5 11. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 501.379.1813, Greg Simmons, for more information. 12. Provide width and location of proposed access easements. 13. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, 501.379.1805, Travis Herbner, for more information. 14. The final plat should show the streets and drainage improvements to be private. 15. The waste collection is proposed to be private. Due to the proposed design of the streets and alleys, City of Little Rock collection trucks cannot maneuver within the development and service cannot be provided in the future if desired. 16. Turn around must be provided for a SU-30 vehicle attempting to enter development. A stacking distance of 30-feet from pavement must also be provided. 17. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 18. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 19. The owner and/or manager of each multi-family residence of 100 or more dwelling units shall provide recycling and encourage participation by the tenants, renters, or owners of each unit. Contact Melinda Glasgow at 501.371.4646 for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy GIS Maps indicate a 3-phase underground line running along the eastern side of Chenal Heights Circle then extending west to a 3-phase pad transformer serving Emerius Corp. Entergy will require a 10-foot easement September 18, 2014 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6532-G 6 across the property of the PRD for any existing lines where one does not exist. Care should be used when digging. Please notify Entergy in advance for service requirements for the development. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 6. A capital investment charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: Fire hydrants per code, maintain access, 26-foot drive lanes, 2-ways to enter and exit the development. By Phase II you need to have 2-ways to enter and exit. County Planning: No comment. CATA: CATA has reviewed the plans submitted by your office on the above referenced area. The area is currently served by CATA at Cantrell and Taylor Loop Roads approximately one and a half miles away. The development September 18, 2014 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6532-G 7 consists of a gated community with multiple units. CATA has no current plans at this time for this area. CATA requests consideration for long range use plans along Rahling Road to consider pullouts and sidewalks there. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Residential High Density (RH) and Residential Low Density (RL) for this property. The Residential High Density category provides for residential development of more than twelve (12) dwelling units per acre. Residential Low Density allows for single family homes at densities not to exceed 6-dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6-units per acre. The applicant has applied for a rezoning from PDR (Planned Development Residential) to PDR (Planned Development Residential) to allow for the construction of attached residential units (3 or 4 units per building) for elder population on this site. Master Street Plan: Chenal Heights Circle is a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (August 27, 2014) Mr. Larry Crain and Mr. Tim Daters of White-Daters and Associates were present representing the request. Staff presented an overview of the development stating there were a number of outstanding technical issues associated with the September 18, 2014 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6532-G 8 request. Staff requested Mr. Crain and Mr. Daters provide the proposed construction materials of the units, the maximum building height, the proposed building elevations and any proposed fencing material. Staff questioned if a development sign would be located on Chenal Valley Drive and the proposed height and area of any signage to be placed identifying the site. Public Works comments were addressed. Staff stated a turnaround was to be provided at the end of Chenal Heights Circle. Staff stated any curb, gutter or sidewalk should be repaired prior to occupancy. Staff stated the private street should be constructed with a concrete apron on Chenal Valley Drive. Staff questioned the limits proposed for advanced grading. Staff stated the final plat for the lot should include the streets and drainage as private. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan addressing a number of issues raised at the August 27, 2014, Subdivision Committee meeting. The applicant has provided the proposed construction materials, the building heights, the fencing materials and the proposed building elevations. The development is proposed in three (3) phases. 76-units are proposed in the first phase, 78-units in the second phase and 87-units in the final phase for a total of 241-units. The units are proposed as age restricted duplex and triplex buildings. The age limit will be in compliance with Federal Regulations which require eighty percent (80%) of the residences be occupied by at least one (1) person who is fifty-five (55) years of age or older. The site plan notes 37-front loaded triplexes, 1-front loaded duplex, 42-rear loaded triplexes and 2-rear loaded duplexes. The construction materials include brick, stone, hardi-board siding and architectural shingled roofs. The buildings are proposed with a maximum building height of 30-feet. Most of the buildings are intended to be single level structures but according to the applicant some of the units may include a second level. The clubhouse maximum height is 35-feet and will include two (2) levels. All of the units are proposed with an attached garage. A portion of the garages will load from the private street with the remaining loading from a rear alley. The building envelopes are proposed 65-feet by 96-feet and 55-feet by 100-feet. The units September 18, 2014 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6532-G 9 average roughly 1,600 square feet of heated and cooled space. 31.4-percent of the site is proposed with open space. Internal streets are proposed 26-feet in width. Garbage collection cannot be provided within the development by the City of Little Rock solid waste department due to the proposed street design and configuration. The City collection vehicles cannot maneuver with the current street design and alley dead-ends. A single development sign is proposed on Chenal Valley Drive. The sign is proposed five (5) feet in height and eight (8) feet long for a total sign area of 40-square feet. The zoning ordinance typically allows signs six (6) feet in height and twenty-four (24) square feet in area for multi-family developments. Staff is general supportive of the request but the applicant has not addressed all staff’s concerns related to a number of the technical issues. The applicant has not addressed staff’s concerns related to Chenal Heights Circle. Since the street is a public street, a turnaround for SU-30 vehicles must be provided at the end of Chenal Heights Circle prior to entering the gate. In addition the gated entrance on Chenal Valley Drive must be designed for a SU-30 vehicle to turn around. The fencing on the streets must be removed out of the right-of-way and not located within the 50-foot sight triangle. Sidewalk must be constructed from Chenal Valley Drive into the proposed development. The applicant must provide grading plan to show area to be disturbed. The applicant must also provide a letter to certify the sight distance of the proposed driveway location complies with AASHTO standards. Contact Nat Banihatti at 501.379.1818 for sight distance requirements. Based on unresolved issues staff cannot support the request. I. STAFF RECOMMENDATION: Based on the current site plan staff recommends denial of the request. PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2014) The applicant was present. There was one registered objector present. Staff presented the item stating the applicant had submitted a request dated September 17, 2014, requesting deferral of the item to the October 30, 2014, public hearing. Staff stated the applicant had indicated additional time is needed to work with staff and the neighborhoods concerning the proposed development. Staff stated the deferral request would require a by-law waiver with regard to the late deferral request. Staff stated they were supportive of the deferral request. September 18, 2014 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6532-G 10 There was no further discussion of the item. The chair entertained a motion for approval of the by-law waiver with regard to the late deferral request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. September 18, 2014 ITEM NO.: 9 FILE NO.: Z-6886-B NAME: Church at Rock Creek Revised Long-form POD LOCATION: Located at 11500 West 36th Street DEVELOPER: Richardson Properties, LLC 9800 Maumelle Boulevard Maumelle, AR 72113 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 40.0 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: POD ALLOWED USES: Church and associated ministries PROPOSED ZONING: Revised POD PROPOSED USE: Revise the site plan to add additional parking, building area and eliminate the land use buffer along the western perimeter VARIANCE/WAIVERS: None requested. Staff and the applicant are working to resolve issues raised at the August 27, 2014, Subdivision Committee meeting. Staff recommends deferral of this item to the October 30, 2014, public hearing. PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2014) The applicant was present. There were no registered objectors present. Staff presented the item stating they and the applicant were working to resolve issues raised at the August 27, 2014, Subdivision Committee meeting. Staff presented a recommendation of deferral of the item to the October 30, 2014, public hearing. September 18, 2014 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6886-B 2 There was no further discussion. The Chair entertained a motion for approval of the item as presented by staff. The motion was approved by a vote of 9 ayes, 0 noes and 2 absent. September 18, 2014 ITEM NO.: 10 FILE NO.: Z-6886-C NAME: Bowman Pointe Long-form PCD LOCATION: Located East of South Bowman Road, North and South of West 36th Street, Between I-430 and South Bowman Road DEVELOPER: Richardson Properties, LLC 9800 Maumelle Boulevard Maumelle, AR 72113 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 36.08 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PCD PROPOSED USE: Multi-family and C-3, General Commercial District uses VARIANCE/WAIVERS: None requested. Staff and the applicant are working to resolve issues raised at the August 27, 2014, Subdivision Committee meeting. Staff recommends deferral of this item to the October 30, 2014, public hearing. PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2014) The applicant was present. There were no registered objectors present. Staff presented the item stating they and the applicant were working to resolve issues raised at the August 27, 2014, Subdivision Committee meeting. Staff presented a recommendation of deferral of the item to the October 30, 2014, public hearing. September 18, 2014 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-6886-C 2 There was no further discussion. The Chair entertained a motion for approval of the item as presented by staff. The motion was approved by a vote of 9 ayes, 0 noes and 2 absent. September 18, 2014 ITEM NO.: 11 FILE NO.: Z-1718-D NAME: MacArthur Commons Short-form PCD Revocation LOCATION: Located in the 400 block of East Capitol Avenue between River Market Avenue and Rock Street DEVELOPER: MacArthur Commons, LLC 200 River Market Avenue, Suite 501 Little Rock, AR 72201 SURVEYOR: Global Surveying Inc. 6511 Heilman Court North Little Rock, AR 72118 ARCHITECTS: AMR 201 E. Markham Street, Suite 150 Little Rock, AR 72201 AREA: 1.033 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: UU, Urban Use Zoning District Uses – allow an increase in the allowed density for Multi-family PROPOSED ZONING: UU, Urban Use District PROPOSED USE: Residential, Commercial and Office VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 20,800 adopted by the Little Rock Board of Directors on October 1, 2013, rezoned the property from UU, Urban Use District to Planned Commercial Development to allow the development of the site with multi-family and September 18, 2014 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-1718-D 2 commercial uses. The overall site area contained 1.001-acres. The proposed mixed-use project consisted of eighty-four (84) apartments with a pool and several other amenity features over a covered garage level and approximately 2,900 square feet of retail space at the ground level facing River Market Avenue. The apartments were to be one (1) and two (2) bedroom units with balconies and projected bay window elements facing the streets and courtyard. The UU, Urban Use Zoning District allows a density per the R-6, Zoning District or 72 units per acre. As noted the development was proposed with eighty-four (84) units on 1.001-acres. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: Per Section 36-454(d) The owner of an approved PD or PUD may, for cause, request repeal of the ordinance establishing the development when it has been determined that the development will not occur. A written request may be filed with the City staff at any time up to three (3) years after the date of adoption of the ordinance creating the PUD or PD. The request shall set forth the cause of the repeal. According to the ordinance, the Planning Commission recommendation on the repeal request shall be forwarded to the Board of Directors for their consideration. The Board of Directors may grant or deny the request or return the request to the Planning Commission for further study. If the request is approved, an ordinance shall be adopted repealing the PUD or PD. The applicant proposed to develop multi-family housing at a density in excess of the density allowed per the UU, Urban Use Zoning District. The applicants have revisited their project and are now proposing a multi-family development within the density allowed per the UU, Urban Use Zoning District. The applicant’s current request is a revocation of the existing PCD zoning classification and the restoration of the underlying UU, Urban Use Zoning be restored. B. EXISTING CONDITIONS: To the east of the site is a US Post office and to the west is the CATA Bus Transfer station. Along 4th Street to the north is a hotel and parking garage. Within the same block are retail and residential units bounded by 3rd and 4th Streets, River Market Avenue and Rock Street. South of the site along Capitol Avenue are residential units located in the Rainwater Flats as well as public uses; Trapnell Hall and Curran Hall. There are also a number of office uses located on the south side of Capitol Avenue in this area. September 18, 2014 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-1718-D 3 C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Hanger Hill Neighborhood Association was notified of the public hearing. D. SUBDIVISION COMMITTEE COMMENT: (August 27, 2014) The applicant was not present. Staff presented the item stating the request was a revocation of the previously approved PCD zoning. Staff stated there were no outstanding technical issues associated with the request. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. E. STAFF RECOMMENDATION: Staff recommends the current PCD zoning classification be revoked and the previously held UU, Urban Use Zoning District be restored. PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2014) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation that the current PCD zoning classification be revoked and the previously held UU, Urban Use Zoning District be restored. There was no further discussion. The Chair entertained a motion for approval of the item as presented by staff. The motion was approved by a vote of 9 ayes, 0 noes and 2 absent. �j PLANNING COMMISSION VOTE RECORD nATC �� i]! 1Q -1^14 )A,f� -71 BELT, JENNIFER MARTINEZ BERRY, CRAIG BROCK, TOM BUBBUS, ALAN BYNUM, BUELAH COX, KEITH DILLON, JANET FINNEY, REBECCA FOUNTAIN, KEITH MAY, BILL B. NUNNLEY. 08RAY JR. Meeting Adjourned _ r�, y P.M. AYE NAYS ABSENT ABSTAIN RECUSE -BERRY, RA ---�--��--� BUBBUS, ALAN DILLON, JANET FINNEY, REBECCA FOUNTAIN, KEITH -. I : ®--�--�-----��-- BELT, JENNIFER MARTINEZ BERRY, CRAIG BROCK, TOM BUBBUS, ALAN BYNUM, BUELAH COX, KEITH DILLON, JANET FINNEY, REBECCA FOUNTAIN, KEITH MAY, BILL B. NUNNLEY. 08RAY JR. Meeting Adjourned _ r�, y P.M. AYE NAYS ABSENT ABSTAIN RECUSE September 18, 2014 There being no further business before the Commission, the meeting was adjourned at 5:50 p.m. Date airman Secretary