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HomeMy WebLinkAboutpc_10 30 2014sub LITTLE ROCK PLANNING COMMISSION SUBDIVISION HEARING SUMMARY AND MINUTE RECORD OCTOBER 30, 2014 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present there being eleven (11) members present. II. Members Present: Jennifer Martinez Belt Craig Berry Tom Brock Alan Bubbus Buelah Bynum Keith Cox Janet Dillon Rebecca Finney Keith Fountain Bill May Obray Nunnley, Jr. Members Absent: None City Attorney: Cindy Dawson III. Approval of the Minutes of the September 18, 2014 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION SUBDIVISION AGENDA OCTOBER 30, 2014 OLD BUSINESS: Item Number: File Number: Title: A. 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. B. Z-8964 Dunn Short-form PD-R and Alley Abandonment, located on the Northeast corner of Arthur and Nix Roads. C. S-1730 Golden Eagle Addition Preliminary Plat, located in the 5300 Block of South Shackleford Road. D. 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. E. Z-5810-A Golden Eagle Zoning Site Plan Review, located in the 5300 Block of South Shackleford Road. F. Z-5745-B Savvy Kids Learning Center Revised Short-form POD, located at 3200 South Bryant Street. G. Z-6532-G Lot 2 Chenal Heights Addition Long-form PD-R, located East of Chenal Valley Drive, South of Chenal Heights Circle. H. Z-6886-B Church at Rock Creek Revised Long-form POD, located at 11500 West 36th Street. I. 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 Two NEW BUSINESS: I. PRELIMINARY PLAT: Item Number: File Number: Title: 1. S-1734 Lots 13R and 14R Hicks Interurban Addition Replat, located on the Southwest corner of West 20th Street and Junior Deputy Road. 2. S-1735 McCracken Land Development Preliminary Plat, located in parts of the 14600 and 14700 Blocks of Kanis Road. II. PLANNED DEVELOPMENTS: Item Number: File Number: Title: 3. Z-635-A MHA Elm Street Apartments Short-form POD, located at 1600 Elm Street. 4. Z-2638-D Hillcrest Camshaft Short-form PID, located at 5502 West 65th Street. 5. Z-5536-A Courthouse Concepts Short-form PD-C, located at 3205 Shackleford Pass. 6. Z-5534-B Regions Financial Corporation Short-form PD-O, located at 6001 ‘R’ Street. 7. Z-5649-D Accu Brand Long-form PD-I, located at 10915 Stagecoach Road. 8. Z-6829-D 1700 Kirk Road Revised Long-form POD, located at 1700 Kirk Road. 9. Z-6860-D Markham and Harrison Short-form POD, located at 5300 West Markham Street. 10. Z-8939-A Newburn Revised Short-form PD-R, located at 4124 Fairview Road. Agenda, Page Three II. PLANNED DEVELOPMENTS: (CONTINUED) Item Number: File Number: Title: 11. Z-8976 Doyne Square Short-form PD-R, located at 4121 East 37th Street. 12. Z-8977 South Bowman Road Long-form PD-R, located at 4212 South Bowman Road. 13. Z-8978 Lucy Self Storage Long-form PD-C, located at 10616 Stagecoach Road. III. OTHER ITEMS: Item Number: File Number: Title: 14. Adoption of Planning Commission 2015 Calendar October 30, 2014 ITEM NO.: A 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, October 30, 2014 SUBDIVISION ITEM NO.: A (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? October 30, 2014 SUBDIVISION ITEM NO.: A (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. October 30, 2014 SUBDIVISION ITEM NO.: A (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. October 30, 2014 SUBDIVISION ITEM NO.: A (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. October 30, 2014 SUBDIVISION ITEM NO.: A (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. October 30, 2014 SUBDIVISION ITEM NO.: A (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 October 30, 2014 SUBDIVISION ITEM NO.: A (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, October 30, 2014 SUBDIVISION ITEM NO.: A (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. October 30, 2014 SUBDIVISION ITEM NO.: A (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 October 30, 2014 SUBDIVISION ITEM NO.: A (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 October 30, 2014 SUBDIVISION ITEM NO.: A (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. October 30, 2014 SUBDIVISION ITEM NO.: A (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. STAFF UPDATE: The applicant submitted a request dated October 17, 2014, requesting deferral of this item to the December 18, 2014, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (OCTOBER 30, 2014) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated October 14, 2014, requesting a deferral of this item to the December 17, 2014, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The Chair entertained a motion for approval of the item, as presented by staff. The motion carried by a vote of 11 ayes 0 noes and 0 absent. October 30, 2014 ITEM NO.: B 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 October 30, 2014 SUBDIVISION ITEM NO.: B (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. October 30, 2014 SUBDIVISION ITEM NO.: B (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. October 30, 2014 SUBDIVISION ITEM NO.: B (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. October 30, 2014 SUBDIVISION ITEM NO.: B (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. October 30, 2014 SUBDIVISION ITEM NO.: B (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. October 30, 2014 SUBDIVISION ITEM NO.: B (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. October 30, 2014 SUBDIVISION ITEM NO.: B (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 October 30, 2014 SUBDIVISION ITEM NO.: B (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. October 30, 2014 SUBDIVISION ITEM NO.: B (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. STAFF UPDATE: The applicant submitted a revised site plan to staff reducing the number of units from eleven (11) to ten (10). The site plan indicates the placement of three (3) buildings fronting on Arthur Road and one building each fronting Nix Road and Farris Street. Each of the buildings contains two (2) units. A note on the site plan indicates the structures will be two-story structures with a maximum building height of 27-feet. October 30, 2014 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8964 11 As noted the site contains 1.33-acres and is currently eight (8) platted lots which would allow the development of this property with eight (8) single-family homes. The site is identified as Residential Low (RL) on the City’s Future Land Use Plan which typically allows for development of residential at a density of not more than six (6) units per acre. The development is proposed with a density of 7.52 units per acre. As previously noted staff is not in support of the request. There have been a number of new homes constructed within this area in the last 15 years utilizing the platted lots which have been in place for several decades. There is a defined line between the multi-family and the non-residential uses to the north and the single-family homes which have been constructed 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. Staff feels the lots should be developed as currently platted with eight (8) new single-family homes. Staff recommends denial of the request. PLANNING COMMISSION ACTION: (OCTOBER 30, 2014) The applicant was present. There were registered objectors present. The Commission called the applicant forward. Mr. Mike Marlar of Marlar Engineering stated the developer was requesting a deferral of the item to the December 18, 2014, public hearing. Commissioner Nunnley noted this was the applicant’s third deferral request. There was no further discussion of the item. The Chair entertained a motion for approval of the deferral request. The motion carried by a vote of 11 ayes 0 noes and 0 absent. October 30, 2014 ITEM NO.: C 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.: C (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.: C (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.: C (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.: C (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.: C (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.: C (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. STAFF UPDATE: The applicant submitted a revised site plan and preliminary plat to staff addressing staff’s concerns previously related to the driveway locations and the proposed detention. The revised site plan/preliminary plat indicates the placement of the northern most drive located as a shared drive between Lots 1 and 2. The southern drive is located 40-feet from the southern property line and is indicated for employee and truck traffic deliveries only. Staff previously raised concerns related to the use of the OS, Open Space zoned buffer for stormwater detention. According to the applicant in working with staff the facilities will be designed to ensure that the peak discharge for the 100-year flood event, after development of the site, will not exceed the existing peak flows. The applicant has indicated a stone and rock berm will be placed along the northern perimeter a minimum of 50-feet from the northern and north eastern property line within the OS, Open Space zoned buffer. The height of the berm will vary with the typical height being four (4) feet. The plat/site plan includes a note which states additional screening will be placed where required nearer the proposed facility to include dense evergreen plantings, opaque metal or wood fencing or chain link with screening slats to create an opaque screen. The detention proposed along the eastern boundary is also a rock and stone structure with a similar height. The berm is proposed at ten (10) feet from the eastern property line but the applicant has indicated the berm will be moved as far as feasible from this property line. According to the applicant the further the berm is moved from this property line the height of the berm must be increased. The applicant states the facilities will be designed, with the approval of Public Works staff, to be physically located as far from the eastern boundary as possible. Additional screening will also be placed within this area as required to ensure the adjacent property is fully screened from this proposed development. September 18, 2014 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-1730 8 The applicant has indicated very few of the trees within the OS, Open Space buffer will be removed to allow for installation of the rock and stone berm. The applicant has not provided staff with a plan to review to ensure this will be the case. Staff recommends prior to beginning construction the applicant work with staff in marking the trees to be removed and to stagger the trees which will be removed and not allow a direct line of view from this property or any adjacent property to the cleared area. As noted staff’s previously raised concerns have somewhat been addressed. Staff is now supportive of the request. Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends the applicant mark all trees to be removed and work with staff prior to beginning construction to ensure the integrity of the buffer is maintained. PLANNING COMMISSION ACTION: (OCTOBER 30, 2014) The applicant was present. There were no regi stered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation the applicant mark all trees to be removed and work with staff prior to beginning construction to ensure the integrity of the buffer was maintained. There was no further discussion of the item. The Chair entertained a motion for approval of the item, as presented by staff. The motion carried by a vote of 11 ayes 0 noes and 0 absent. October 30, 2014 ITEM NO.: D 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: 87.69 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family and POD PLANNING DISTRICT: 11 – I-430 CENSUS TRACT: 24.07 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is to allow the subdivision of 87.69-acres into two (2) tracts and two (2) parcels. The property is located on the north and south sides of West 36th Street between I-430 and South Bowman Road. Tract 1 contains 1.04-acres and is located with frontage on South Bowman Road, south of West 36th Street. Tract 2 contains 15.57-acres, located with frontage on West 36th Street and contains a large area of floodway (6.89-acres). The applicant’s cover letter indicates the floodway area will be designated as open space. October 30, 2014 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1731 2 The properties proposed as parcels are located north of West 36th Street. Parcel A is proposed containing 31.07-acres and is located north of West 36th Street with frontage on South Bowman Road. The property currently zoned R-2, Single-family and is proposed for development with several buildings of multi- family as a separate item on this agenda (Z-6886-C). Parcel B is the property owned by the Church at Rock Creek. The property contains 40.0-acres and as a separate item on this agenda the applicant is proposing a revision to the previously approved POD for the Church at Rock Creek (Z-6886-B) to eliminate a previously required land use buffer along the western perimeter and to allow grading of a portion of the Church’s site with the construction of the adjacent apartment development. B. EXISTING CONDITIONS: The site is located on West 36th Street between South Bowman Road and I-430. On the north side of West 36th Street is the Church at Rock Creek, which is located along the eastern side of the proposed development, several single-family homes (which are not a part of the application request) and the western portion of the development which is located adjacent to South Bowman Road. The church has constructed the worship center, a few out ministry buildings and several parking areas. The western portion of the property proposed for development with multi-family is heavily wooded. The proposed plat includes two (2) tracts on the south side of West 36th Street. The southern tracts are heavily wooded and Brodie Creek runs through proposed Parcel B. 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 and the Sandpiper Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Bowman Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required. The dedication should also include Tract 1. 2. West 36th Street is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required. Where a minor arterial intersects another minor arterial, the applicant shall dedicate October 30, 2014 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1731 3 an additional 10-feet of right-of-way measured from the centerline of the right-of-way for a right turn lane. The additional right-of-way shall normally be 250 feet in length measured from the intersecting right-of-way. At such intersections, the intersecting right-of-way lines shall normally have a radius of 75 to 100 foot. 3. The preliminary plat should show the public street north off West 36th Street. The right-of-way should be a width of 60 feet. 4. If the proposed street is to be public, it should be located within a 60 foot right-of-way and additional right-of-way dedicated to connect to the existing right-of-way north off West 36th Street. 5. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to South Bowman Road including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5-feet from centerline. Striping should be provided for a left turn lane. Portions of the proposed right-of-way are not in the possession of the applicant. All street improvements should be made per AASHTO standards. 6. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to West 36th Street including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5-feet from centerline. West 36th Street should be widened where the public street from the north intersects West 36th Street at the time the apartments take access and/or the street from South Bowman Road is constructed. At the South Bowman Road intersection, improvements should be made per the Arterial Intersection design in the MSP and AASHTO standards with sufficient width for a left turn lane, 2-thru lanes, and 1-right turn lane with channelization islands. 7. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25-foot wide drainage and access easement is required adjacent to the floodway boundary. 8. A substantial area of the site lies within the regulated floodway and floodplain of Brodie Creek. No future construction of any structures including improvements to the interior of the structures over 50% of the market value of the structure, parking areas, or placement of any fill material. 9. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. October 30, 2014 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1731 4 10. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 501.379.1813, Greg Simmons, for more information. 11. The proposed public street should be constructed no closer than 600-feet from the South Bowman Road/West 36th Street intersection (arterial/arterial intersection) due to vehicle stacking and tapers for left turn lanes. The right-of-way should be within a 60 foot right-of-way. It is believed a future street will be desired to the west. 12. Street names and street naming conventions must be approved by Public Works. Contact Glenn Haley at 501.371.4537. 13. Provide a letter prepared by a registered engineer certifying the sight distance at the proposed driveway and street intersections comply with 2004 AASHTO Green Book standards. Superelevation of South Bowman Road should be considered. 14. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 15. Hammerheads should be designed to be at least 80 feet in length and the same width as the street at the end of Brook Forest Drive. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy has a 3-phase power line running along the eastern side of South Bowman Road and northern side of West 36th Street. There are no lines on the preliminary plat. Contact Entergy in advance for service requirements, line location and easement needs. If existing power lines need to be adjusted to accommodate road work or driveways, please communicate with Entergy early in the process. Center-Point Energy: No comment received. AT & T: No comment received. October 30, 2014 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1731 5 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: 26-foot drive lanes required, fire hydrants within 100-feet of FDC, 2-ways to enter and exit development, fire hydrants per code, no obstruction between fire hydrant, FDC and fire apparatus. Gates must be 20-feet wide. Contac the Little Rock Fire Department for additional information. 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 West 36th Street and South Shackleford Road approximately six (6) blocks away. The development consists of 483 apartment units. CATA has this corridor in mind for future expanded transit utilizing South Bowman Road and West 36th Street as corridors to serve the growing population. CATA requests consideration of pullouts and sidewalks on South Bowman Road and West 36th Street near the entrance to the complex. October 30, 2014 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1731 6 Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (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 three (3) items which were closely related on the agenda which included this preliminary plat creating parcels to allow a revision to the POD for the Church at Rock Creek and a PD-R to allow the development of multi-family housing on the north side of West 36th Street. Staff stated the two (2) parcels being created on the south side would be held for future development. Staff requested Mr. Daters provide the zoning classification of the proposed plat area and of abutting property. Staff also requested any additional information concerning any existing or proposed covenants for the property. Staff questioned the proposed phasing plan for the lots. Public Works comments were addressed. Staff stated dedication of right of way would be required on both West 36th Street and South Bowman Road to comply with the Master Street Plan. Staff questioned the proposed phasing plan for the street construction of South Bowman Road. Staff also questioned if advanced grading was being requested for the multi-family site. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The request is for preliminary plat approval to allow the creation of two parcels and two tracts for this 87.69-acre parcel. The property is located on both the north and south sides of West 36th Street and between I-430 and South Bowman Road. October 30, 2014 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1731 7 Tract 1 contains 1.04-acres and is located with frontage on South Bowman Road, just south of West 36th Street. The property is proposed for future development. The site is currently zoned R-2, Single-family. Tract 2 contains 15.57-acres. The tract is located with frontage on West 36th Street. This tract contains a large area of floodway (6.89-acres). The applicant’s cover letter indicates this area will be designated as open space and calculated in the overall density for the multi-family portion located north of West 36th Street. The property proposed as parcels are located north of West 36th Street. Parcel A is proposed containing 31.07-acres and is located with frontage on South Bowman Road. This property is currently tree covered. This property is proposed for development with multi-family as a separate item on this agenda (Z-6886-C). Parcel B is the property owned and occupied by the Church at Rock Creek. The property contains 40.0-acres. As a separate item on this agenda the applicant is proposing a revision to the previously approved POD for the Church at Rock Creek (Z-6886-B). The applicant has indicated right of way dedications and street construction will be completed to the abutting streets as the individual lots are developed. There are no outstanding technical issues associated with the request. Staff feels the proposed preliminary plat to allow the creation of the parcels and tracts as proposed are appropriate. Staff is supportive of the request. I. STAFF RECOMMENDATION: Staff recommends approval of the requested preliminary plat subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. 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. 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. October 30, 2014 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1731 8 PLANNING COMMISSION ACTION: (OCTOBER 30, 2014) The applicant was present. There were a number of registered objectors present. Staff presented the three items (Item D – Bowman Pointe Preliminary Plat S-1731, Item H – the Church at Rock Creek Revised Long-form POD Z-6886-B and the Bowman Point Long-for PD-R Z-6883-C) as a single item for discussion purposes. Staff presented a recommendation of approval of each of the items along with an associated variance for advance grading for the Church at Rock Creek and the Brodie Creek Long-form PD-R. Mr. Tim Daters of White Daters and Associates was present representing the request. Mr. Daters stated the development included the Church at Rock Creek property, property owned by Mr. Richardson proposed for multi-family development and a preliminary plat to allow property owned by Mr. Richardson on the South side of West 36th Street to be subdivided into two (2) tracts. He stated a 7-acre area of floodway would be dedicated as open space. Mr. Daters stated the development would include improvements to South Bowman Road and to West 36th Street. Mr. Daters stated on West 36th Street additional paving would be added to allow traffic to flow northward on South Bowman Road during peak times of church dismissal. He stated the multi-family portion of the development would include areas of green space and courtyards. Mr. Daters stated improvements to the intersection of South Bowman Road and West 36th Street would not be completed at this time. He stated the exact alignment of the intersection had not been determined by the City. He stated the desire was to soften the curve in South Bowman Road. He stated the current right of way did not allow for the improvements to be completed. He stated the developer would complete all the improvements required by the Boundary Street Ordinance with the development of particular phases. Ms. Daniel Norwood of Richsmith Development addressed the Commission on the particulars of the development. She stated the development was proposed on a similar style as the development across South Bowman Road. She stated the units would be a little smaller and the amenities would be a little less but the units would still be high end units. She stated as the units were being leased across the street they found there were a number of residents that would like to live in the area but did not want to pay as high a rent as the existing development commanded. She stated this development would allow those potential residents an option for west Little Rock living. She stated the development would be constructed in phases. She stated as each phase was nearing full lease out the next phase would be started. Ms. Carolyn Bolin addressed the Commission with concerns. She stated her property was located on West 36th Street and questioned what would happen to their property. She questioned the street improvements to South Bowman Road and West 36th Street at this intersection. October 30, 2014 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1731 9 Ms. Carolyn Powers addressed the Commission in opposition of the request. She stated she objected to 609-apartments behind her house. She stated the area to the north was a quiet residential neighborhood and the development was too dense for the area. Mr. Brad Adrens addressed the Commission in opposition of the request. He stated his home was located at 11207 Shady Ridge Drive. He stated he was concerned with the development. He questioned if the development would take access through the single-family subdivision. He stated if access was allowed this would change the character of the single-family subdivision. Ms. Samantha Wesley addressed the Commission in opposition of the request. She provided the Commission with a petition from the neighborhood. She stated she did not speak to everyone in the neighborhood but all the residents she spoke with were opposed to apartments behind their home. She stated the notice form mailed to the residents was very misleading and stated the Commission may want to reconsider their notification requirements. She stated the development was too intense and would change the character of the neighborhood. She requested the area remain zoned for single-family and develop the area with single-family homes. She stated the development would strain the infrastructure, stain the waterways and increase traffic. Mr. Jaheon Koo addressed the Commission in opposition of the request. He stated the residents were concerned with the loss of their green belt, the loss of their critters and were concerned with the potential impacts on their adjacent homes. He stated he felt the area should develop with single-family homes. Mr. Daters stated the Land Use Plan indicated the property for MX or Mixed Use. He stated the development had contained a commercial aspect at the intersection of South Bowman Road with West 36th Street but was removed when the improvements to West 36th Street and South Bowman Road could not be settled with the City. He stated the improvements to South Bowman Road would include reducing the tightness of the existing curve. He stated additional right of way was necessary to remove the curve but the curve could be softened with the existing right of way. Commissioner Nunnley questioned the need for advanced grading of this site as well as the Church site. Mr. Daters stated the advanced grading was necessary to remove a hill on the Church’s property and allow for a driveway to extend to West 36th Street to aid in the church members exiting the site during peak times. He stated the apartment development was asking to advance grade to allow the entire site to balance. Commissioner Nunnley questioned the time frame for construction of the apartment buildings. Mr. Daters stated once the building was nearing full lease out, the next building would be started. He stated the entire development would be completed within 24-months. Commissioner Nunnley questioned staff of the requirements for the October 30, 2014 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1731 10 advanced grading. Staff stated the site was required to be seeded and vegetated and not allowed to remain as a dirt covered field. There was a general discussion concerning traffic in the area and if the existing infrastructure could handle the traffic. Mr. Daters stated South Bowman Road was an arterial and West 36th Street was a collector street. He stated there were options for the residents in the area which did not include accessing the intersection of South Bowman Road and Kanis Road. Staff stated at the intersection of West 36th Street and South Bowman Road did not carry a large volume of traffic. Staff stated 7700 vehicles per day were at this intersection. Staff stated the volume of traffic on Kanis was 17,000 vehicles per day and on Vimy Ridge Road there were 10’s of thousands of vehicles per day. Staff stated at some point this area would potentially become a public project but at this point the City was going to put its money were the largest number of cars were located. The Commission continued a general discussion concerning the condition of the existing streets and their ability to handle the traffic volumes. The Commission noted there were no paved shoulders on South Bowman Road and when emergency vehicles traveled the area there was nowhere for vehicles to move out of the way. Commission Brock stated he traveled this road frequently and the emergency vehicles maneuvered as best they could but did not appear to have a problem with the condition of the road. The Commission discussed providing housing for the residents and providing housing in areas the residents wanted to live. The Commission stated it was important to provide diversity in housing types in all areas of the City. The Commission noted they were not comfortable with the number of units proposed with this development in addition to the number of units currently being developed across South Bowman Road. Mr. Daters stated this was the first he had heard of the street condition being a problem. He stated staff did not raise traffic volumes as an issue during the review process. He stated if density was a concern he was willing to defer the item to allow a review of the overall density and determine if the development could still occur with fewer units. A motion was made to defer the item, at the applicant’s request, to the December 18, 2014, public hearing. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. October 30, 2014 ITEM NO.: E 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 October 30, 2014 SUBDIVISION ITEM NO.: E (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. October 30, 2014 SUBDIVISION ITEM NO.: E (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. October 30, 2014 SUBDIVISION ITEM NO.: E (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. October 30, 2014 SUBDIVISION ITEM NO.: E (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. October 30, 2014 SUBDIVISION ITEM NO.: E (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). October 30, 2014 SUBDIVISION ITEM NO.: E (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. October 30, 2014 SUBDIVISION ITEM NO.: E (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. October 30, 2014 SUBDIVISION ITEM NO.: E (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. STAFF UPDATE: The applicant submitted a revised site plan and preliminary plat to staff addressing staff’s concerns previously related to the driveway locations and the proposed detention. The revised site plan/preliminary plat indicates the placement of the northern most drive located as a shared drive between Lots 1 and 2. The southern drive is located 40-feet from the southern property line and is indicated for employee and truck traffic deliveries only. Staff previously raised concerns related to the use of the OS, Open Space zoned buffer for stormwater detention. According to the applicant in working with staff the facilities will be designed to ensure that the peak discharge for the 100-year flood event, after development of the site, will not exceed the existing peak flows. The applicant has indicated a stone and rock berm will be placed along the northern perimeter a minimum of 50-feet from the northern and north eastern property line within the OS, Open Space zoned buffer. The height of the berm will vary with the typical height being four (4) feet. The plat/site plan includes a note which states additional screening will be placed where required nearer the proposed facility to include dense evergreen plantings, opaque metal or wood fencing or chain link with screening slats to create an opaque screen. October 30, 2014 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-5810-A 10 The detention proposed along the eastern boundary is also a rock and stone structure with a similar height. The berm is proposed at ten (10) feet from the eastern property line but the applicant has indicated the berm will be moved as far as feasible from this property line. According to the applicant the further the berm is moved from this property line the height of the berm must be increased. The applicant states the facilities will be designed, with the approval of Public Works staff, to be physically located as far from the eastern boundary as possible. Additional screening will also be placed within this area as required to ensure the adjacent property is fully screened from this proposed development. The applicant has indicated very few of the trees within the OS, Open Space buffer will be removed to allow for installation of the rock and stone berm. The applicant has not provided staff with a plan to review to ensure this will be the case. Staff recommends prior to beginning construction the applicant work with staff in marking the trees to be removed and to stagger the trees which will be removed and not allow a direct line of view from this property or any adjacent property to the cleared area. As noted staff’s previously raised concerns have somewhat been addressed. Staff is now supportive of the request. Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends the applicant mark all trees to be removed and work with staff prior to beginning construction to ensure the integrity of the buffer is maintained. The zoning ordinance does not allow the use of slats with the chain link fence to provide screening. Staff recommends the applicant provide a means of providing screening which is in compliance with the typical standards of the zoning ordinance. PLANNING COMMISSION ACTION: (OCTOBER 30, 2014) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation the applicant mark all trees to be removed and work with staff prior to beginning construction to ensure the integrity of the buffer was maintained. There was no further discussion of the item. The Chair entertained a motion for approval of the item, as presented by staff. The motion carried by a vote of 11 ayes 0 noes and 0 absent. October 30, 2014 ITEM NO.: F 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. BACKGROUND: On November 16, 1993, the Planning Commission approved a POD entitled the Murphy-Holitic Short-form POD. On December 7, 1993, the Board of Directors approved the ordinance establishing the POD, Ordinance No. 16,533. The POD was comprised of two (2) residential-style structures which had been used as professional offices since before the area was annexed into the City (for 33-years at that time) and had continued to be used as professional offices in a non-conforming status. Doctor George Holitic owned the office at the corner of South Bryant Street and West 32nd October 30, 2014 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-5745-B 2 Street. Doctor Mark Murphy owned the office immediately to the south (3210 South Bryant Street). At that time, no modifications to the structures were proposed and no change in use was proposed. The POD provided for convertibility of use to any other uses listed by right in the O-1, Quiet Office Zoning District. On May 16, 1995, the Planning Commission made a recommendation of approval for a revision to the POD zoning. Ordinance No. 16,906 adopted by the Little Rock Board of Directors on June 20, 1995, approved the revision to the previously approved POD for the property located at 3210 South Bryant Street. The amendment was titled Lowe Amended Short-form PD-O. The approval allowed the use of the property at 3210 South Bryant Street as a beauty salon with a maximum of four (4) operators. No modifications to the exterior of the structure were proposed. A paved parking area with five (5) spaces was approved within the rear yard area of the structure. On November 3, 2010, Zoning Certification was provided to Ms. Lynette Lemons stating the property located at 3200 South Bryant Street was approved for O-1- Quiet Office Zoning District by right uses as allowable uses for the property. Ms. Lemons indicated her desired use of the property was for a childcare learning center. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now requesting to amend the previously approved POD for the property located at 3200 South Bryant Street. Savvy Kids Learning Center, Inc. is requesting to expand their childcare center from 27-students to 51-students. Savvy Kids has been a licensed facility since 2001 providing a clean, safe learning environment for children ages six weeks to five years of age. Savvy Kids has a great relationship with the community of Interurban Heights. The applicant purchased the property along with her husband and has taken great pride in restoring the former dentist office into a childcare center. The site is located less than 200-feet from Bale Elementary School, Bill Hamilton Learning Academy, Capitol Hill Baptist Church and a beauty shop located immediately south of the property. According to the applicant the expansion will provide an opportunity to relocate the children and staff from her second location at 13001 Stacy Lane which is lease space to this location. The applicant states to allow the expansion of this property which she currently owns would provide a benefit to the families she serves and allow her to continue to serve the families of the Interurban Heights community. October 30, 2014 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-5745-B 3 B. EXISTING CONDITIONS: The site is an existing daycare center located on the southwest corner of West 32nd and South Bryant Streets. The area is developed primarily as single-family detached homes. There is an elementary school located across South Bryant Street on the southeast corner of West 32nd and South Bryant Streets. Located on the Northeast corner of West 32nd and South Bryant Streets is a church. There is a Monastery located to the west of this site. South of the site along Colonel Glenn Road are commercial and multi-family developments. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property located within 200-feet of the site along with the Broadmoor Neighborhood Association and the College Terrace Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20-foot radial dedication of right-of-way is required at the intersection of 32nd Street and Bryant Street. 2. Due to the proposed use of the property, the Master Street Plan specifies that 32nd Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30-feet from centerline. 3. Due to the proposed number of vehicles picking up/dropping off the increased number of kids, on site improvements should be made so vehicles do not back out onto 32nd Street or Bryant Street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Please contact Entergy in advance of the construction of these additions as the electrical service line to the building may need to be relocated. Service appears to be coming to the building from the southwest corner of the property. NESL code clearances must be maintained in all instances. Center-Point Energy: No comment received. AT & T: No comment received. October 30, 2014 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-5745-B 4 Central Arkansas Water: No objection. Fire Department: When adding additional space the entire structure has to meet 2012 fire code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: CATA has reviewed the plans submitted by your office on the above referenced area. The area is served by CATA service on 32nd and Bryant Streets one-fourth block away. The development consists of converting an existing structure to a daycare center. CATA has no comments or concerns relating to the development. 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. Day Care facilities have specific Fire and Building code requirements. Depending on the amount of work to be performed, the current facility may be subject to meeting current codes. 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 Residential Low Density (RL) for this property. Residential Low Density allows for single family homes at densities not to exceed 6-dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6-units per acre. The applicant has applied for a revision to an existing POD (Planned Office District) to allow for the expansion of a daycare center on the site. Master Street Plan: Bryant Street is a Collector and 32nd Street is a Local Street on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. October 30, 2014 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-5745-B 5 Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. If building rehabilitation exceeds fifty percent (50%) of the replacement cost then the landscaping and buffer must also come into compliancy accordingly. 3. Signage is to be reviewed and permitted separately. 4. All new and existing plant materials shall be in good condition at completion of project. Replace any damaged or dead material. 5. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (August 27, 2014) The applicant was present. Staff presented an overview of the development stating the site was an existing daycare in which the applicant wished to expand. Staff stated presently there were 27-children and the applicant desired to expand to a maximum of 51-children. Staff questioned the proposed building addition and if there would be sufficient area for outdoor play. Staff also questioned employee parking and parent drop-off if the building was expanded as proposed. Public Works comments were addressed. Staff stated due to the proposed expansion the site should come into compliance with City code. Staff stated typically backing into the right of way was not allowed. Staff stated the driveway should be narrowed to eliminate backing into the right of way. Staff also stated dedication of right of way to 30-feet from center line would be required on both West 32nd and South Bryant Streets. Landscaping comments were addressed. Staff stated the site development should comply with the minimum standards of the City’s landscape ordinance. Staff also stated new and existing plant material which was dead or diseased was to be replaced. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. October 30, 2014 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-5745-B 6 H. ANALYSIS: The applicant submitted a revised site plan to staff addressing a number of the issues and concerns previously raised by staff at the August 27, 2014, Subdivision Committee meeting. The revised plan has allowed adequate area for maneuvering on the site limiting clients from backing into the street. The revised plan also indicates the area of outdoor play and the parking and drop-off for the staff and parents of the children of the daycare center. The request includes a reduction in the right of way dedication on West 32nd Street. The applicant is requesting to maintain the existing 25-foot right of way on West 32nd Street and not provide the radial dedication. Staff is supportive of the applicant’s request. West of this site are residential uses and the likelihood of the street becoming a commercial street is very doubtful. The applicant is requesting to amend the previously approved POD for this site to allow Savvy Kids Learning Center, Inc. to expand their childcare center from 27-students to 51-students. With the expansion there will be seven (7) employees. The expansion will only require two (2) additional employees to meet the minimum State requirements for licensing of the childcare center. The applicant has indicated all the staff members are not on the site at the same time. Scheduling of staff is in shifts which allows for ample parking on the site. The applicant also notes that not all staff members drive to work and in past experience only eighty percent (80%) own a car. The hours of daycare service are from 7:00 am to 6:00 pm Monday through Friday. The peak drop-off is from 7:30 am to 9:30 am and the peak pick-up time is from 4:00 pm to 5:30 pm. The total square footage proposed for the addition to the building is 1,200 square feet. The addition is to include 860 square feet of preschool room and 340 square feet of office space. The playground area will contain 1,054 square feet which will allow 14-children at a time on the playground which is determined by the State licensing agency which requires enough space for the largest class size of the childcare center. The applicant has indicated the largest class for this facility will be 12-children. Staff is supportive of the request. This area of South Bryant Street is unique in that there is an elementary school across from the daycare center to the east and a church located to the northeast. South of this site is a beauty salon approved for four (4) operators. West 32nd Street does not connect through to Boyle Park and there is very little traffic using West 32nd Street. The site was constructed as a non-residential use. The site has been functioning as a daycare for a number October 30, 2014 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-5745-B 7 of years and does not appear to have adversely impact the single-family homes to the north, west and southwest of this site. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request to allow a reduced right of way dedication on West 32nd Street and not require the radial dedication of right of way at the intersection of West 32nd and Bryant Streets. 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. 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. PLANNING COMMISSION ACTION: (OCTOBER 30, 2014) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request to allow a reduced right of way dedication on West 32nd Street and not require the radial dedication of right of way at the intersection of West 32nd and Bryant Streets. There was no further discussion of the item. The Chair entertained a motion for approval of the item, as presented by staff. The motion carried by a vote of 11 ayes 0 noes and 0 absent. October 30, 2014 ITEM NO.: G FILE NO.: Z-6532-G NAME: Lot 2 Chenal Heights Addition Long-form PD-R LOCATION: Located East of Chenal Valley Drive, South of Chenal Heights Circle DEVELOPER: Larry Crain Crain Family Holdings, LLC 17300 Chenal Parkway, Suite 330 Little Rock, AR 72211 ARCHITECT: EV Studio design@evstudio.com Denver, CO 303.670.7242 SURVEYOR: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 38.23 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PD-R ALLOWED USES: Age Restricted - Elderly Housing PROPOSED ZONING: Revised PD-R PROPOSED USE: Age Restricted - Elderly Housing VARIANCE/WAIVERS: A variance from the City’s Land Alteration Ordinance to allow grading of future phases with the development of the first phase. October 30, 2014 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-6532-G 2 BACKGROUND: Ordinance No. 18,163 adopted by the Little Rock Board of Directors on December 20, 1999, rezoned the site from R-2 and MF-18 to PD-R to allow the establishment of a Planned Residential Development titled Arkansas Teachers Retirement Village – Long-form PD-R. The proposal included the rezoning of 71.9 acres from R-2 and MF-18 to PD-R to allow for the development of the Arkansas Teachers Retirement Village, a stepped-care retirement facility. The development would house retired persons with facilities including independent living, assisted living, skilled nursing facilities and Alzheimer facilities. A single access point from Chenal Valley Drive was proposed, with a fire lane access at the southwest corner of the property. The proposed site plan indicated a large amount of green space, which was to be undisturbed, along with a proposed lake, walking trails and a lakeside pavilion. In March of 2002, the Arkansas Teachers Retirement System decided to reevaluate the project and did not develop the site as proposed. ATRS decided to proceed with excavating to the finished grade indicated and approved on the site grading plan, extending sewer lines to the site, drainage construction, seeding and erosion control, power and telephone utility crossing the site were installed underground and no additional trees were to be removed from the site except those necessary to install utilities. A restoration plan was submitted to the City for approval. The applicant adhered to City’s requirements in the restoration of the site and the developer’s obligations were met. A proposal was reviewed and recommended for approval by the Little Rock Planning Commission at their August 26, 2004, Public Hearing to allow two of the indicated lots to develop with the retirement village concept. The applicant proposed the development of the site with eight individual lots through a preliminary plat in conjunction with the request to revise the PD-R zoning. The applicant indicated Lot 2 would be developed as an assisted living facility. Proposed Lot 8 was indicated for garden style patio homes. The applicant also indicated all uses would remain similar to the multi-unit residential retirement facility as approved on the original PD-R. The request was approved by the Little Rock Board of Directors on October 5, 2004, by the adoption of Ordinance No. 19,195. Lot 8 has not developed. Ordinance No. 19,220 adopted by the Little Rock Board of Directors on November 1, 2004, revised the previously approved PD-R to allow a nursing and rehabilitation center to locate on Lot 6. Chenal Nursing and Rehabilitation Center proposed a 114-bed skilled nursing facility. The development included 90 staff positions which included Arkansas Hospice Staff. October 30, 2014 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-6532-G 3 October 17, 2006, Ordinance No. 19,611 adopted by the Little Rock Board of Directors on October 17, 2006, approved a revision to the PD-R for Lot 6 to increase the number of beds allowed in the nursing home facility from 114 to 140. The site plan included the placement of 93 parking spaces to serve the facility. There were no other changes to the previously approved PD-R proposed. An item to allow the development of this site (Lot 8) with single-family development of attached and detached homes was withdrawn at the Commission’s January 14, 2010, public hearing. The proposal did not comply with the covenants issued on this site and could not receive approval of the persons having oversight of the covenants. Ordinance No. 20,299 adopted by the Little Rock Board of Directors on August 2, 2010, allowed the development of 18.47 acres located at the northwest corner of Chenal Valley Drive and Chenal Heights Drive as a gated residential neighborhood with 109-units of multi-family elderly housing. The development was proposed to be enclosed by a six foot tall wall/fence with eight foot columns. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting approval of a site plan to allow the development of 241-units of age restricted housing. The site plan includes the placement of 78-buildings each with two (2) to three (3) units. The buildings are proposed with front and rear loaded garages. The development is proposed in three phases. Access to the site is proposed as gated entry from Chenal Valley Dries as well as Chenal Heights Drive. B. EXISTING CONDITIONS: The site is a vacant site and most of the interior trees were cleared as a part of the original approval. The applicant did replant several interior trees and reseed the site as a part of the restoration plan. A regional detention facility is located near Chenal Valley Drive. The nursing home and the assisted living facility are complete and occupied. Northwest of the site is a City of Little Rock Fire Station. South of the site is the Village at Rahling Road Shopping Center. West of the site are two multi-family developments fronting Chenal Valley Drive. Chenal Valley Drive has been constructed to Master Street Plan standard with curb and gutter. There is not a sidewalk in place along the property frontage. Chenal Heights Drive and Chenal Heights Circle have been constructed with curb and gutter. October 30, 2014 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-6532-G 4 C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Villages of Wellington Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A turnaround should be provided at the end of Chenal Heights Circle to be at least 80 feet in length and the same width as the street. 2. Sidewalks with appropriate handicap ramps should be installed from the existing sidewalk on Chenal Valley Drive to the proposed sidewalk adjacent to the private street in accordance with Section 31-175 of the Little Rock Code. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. The private street should have a concrete apron at Chenal Valley Drive per City Ordinance. 5. Due to the number of units, the private street should be named and the units addressed off that street name. 6. The street designation in Chenal Heights Circle should be changed to "Cove" or "Lane". 7. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. A variance is being requested to grade the entire development with construction of Phase 1. 8. Stormwater Detention Ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Does the existing detention pond provide detention for the existing developed properties adjacent to Chenal Heights Drive? 9. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 10. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. October 30, 2014 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-6532-G 5 11. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 501.379.1813, Greg Simmons, for more information. 12. Provide width and location of proposed access easements. 13. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, 501.379.1805, Travis Herbner, for more information. 14. The final plat should show the streets and drainage improvements to be private. 15. The waste collection is proposed to be private. Due to the proposed design of the streets and alleys, City of Little Rock collection trucks cannot maneuver within the development and service cannot be provided in the future if desired. 16. Turn around must be provided for a SU-30 vehicle attempting to enter development. A stacking distance of 30-feet from pavement must also be provided. 17. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 18. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 19. The owner and/or manager of each multi-family residence of 100 or more dwelling units shall provide recycling and encourage participation by the tenants, renters, or owners of each unit. Contact Melinda Glasgow at 501.371.4646 for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy GIS Maps indicate a 3-phase underground line running along the eastern side of Chenal Heights Circle then extending west to a 3-phase pad transformer serving Emerius Corp. Entergy will require a 10-foot easement October 30, 2014 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-6532-G 6 across the property of the PRD for any existing lines where one does not exist. Care should be used when digging. Please notify Entergy in advance for service requirements for the development. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 6. A capital investment charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: Fire hydrants per code, maintain access, 26-foot drive lanes, 2-ways to enter and exit the development. By Phase II you need to have 2-ways to enter and exit. County Planning: No comment. CATA: CATA has reviewed the plans submitted by your office on the above referenced area. The area is currently served by CATA at Cantrell and Taylor Loop Roads approximately one and a half miles away. The development October 30, 2014 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-6532-G 7 consists of a gated community with multiple units. CATA has no current plans at this time for this area. CATA requests consideration for long range use plans along Rahling Road to consider pullouts and sidewalks there. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Residential High Density (RH) and Residential Low Density (RL) for this property. The Residential High Density category provides for residential development of more than twelve (12) dwelling units per acre. Residential Low Density allows for single family homes at densities not to exceed 6-dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6-units per acre. The applicant has applied for a rezoning from PDR (Planned Development Residential) to PDR (Planned Development Residential) to allow for the construction of attached residential units (3 or 4 units per building) for elder population on this site. Master Street Plan: Chenal Heights Circle is a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (August 27, 2014) Mr. Larry Crain and Mr. Tim Daters of White-Daters and Associates were present representing the request. Staff presented an overview of the development stating there were a number of outstanding technical issues associated with the October 30, 2014 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-6532-G 8 request. Staff requested Mr. Crain and Mr. Daters provide the proposed construction materials of the units, the maximum building height, the proposed building elevations and any proposed fencing material. Staff questioned if a development sign would be located on Chenal Valley Drive and the proposed height and area of any signage to be placed identifying the site. Public Works comments were addressed. Staff stated a turnaround was to be provided at the end of Chenal Heights Circle. Staff stated any curb, gutter or sidewalk should be repaired prior to occupancy. Staff stated the private street should be constructed with a concrete apron on Chenal Valley Drive. Staff questioned the limits proposed for advanced grading. Staff stated the final plat for the lot should include the streets and drainage as private. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan addressing a number of issues raised at the August 27, 2014, Subdivision Committee meeting. The applicant has provided the proposed construction materials, the building heights, the fencing materials and the proposed building elevations. The development is proposed in three (3) phases. 76-units are proposed in the first phase, 78-units in the second phase and 87-units in the final phase for a total of 241-units. The units are proposed as age restricted duplex and triplex buildings. The age limit will be in compliance with Federal Regulations which require eighty percent (80%) of the residences be occupied by at least one (1) person who is fifty-five (55) years of age or older. The site plan notes 37-front loaded triplexes, 1-front loaded duplex, 42-rear loaded triplexes and 2-rear loaded duplexes. The construction materials include brick, stone, hardi-board siding and architectural shingled roofs. The buildings are proposed with a maximum building height of 30-feet. Most of the buildings are intended to be single level structures but according to the applicant some of the units may include a second level. The clubhouse maximum height is 35-feet and will include two (2) levels. All of the units are proposed with an attached garage. A portion of the garages will load from the private street with the remaining loading from a rear alley. The building envelopes are proposed 65-feet by 96-feet and 55-feet by 100-feet. The units October 30, 2014 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-6532-G 9 average roughly 1,600 square feet of heated and cooled space. 31.4-percent of the site is proposed with open space. Internal streets are proposed 26-feet in width. Garbage collection cannot be provided within the development by the City of Little Rock solid waste department due to the proposed street design and configuration. The City collection vehicles cannot maneuver with the current street design and alley dead-ends. A single development sign is proposed on Chenal Valley Drive. The sign is proposed five (5) feet in height and eight (8) feet long for a total sign area of 40-square feet. The zoning ordinance typically allows signs six (6) feet in height and twenty-four (24) square feet in area for multi-family developments. Staff is general supportive of the request but the applicant has not addressed all staff’s concerns related to a number of the technical issues. The applicant has not addressed staff’s concerns related to Chenal Heights Circle. Since the street is a public street, a turnaround for SU-30 vehicles must be provided at the end of Chenal Heights Circle prior to entering the gate. In addition the gated entrance on Chenal Valley Drive must be designed for a SU-30 vehicle to turn around. The fencing on the streets must be removed out of the right-of-way and not located within the 50-foot sight triangle. Sidewalk must be constructed from Chenal Valley Drive into the proposed development. The applicant must provide grading plan to show area to be disturbed. The applicant must also provide a letter to certify the sight distance of the proposed driveway location complies with AASHTO standards. Contact Nat Banihatti at 501.379.1818 for sight distance requirements. Based on unresolved issues staff cannot support the request. I. STAFF RECOMMENDATION: Based on the current site plan staff recommends denial of the request. PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2014) The applicant was present. There was one registered objector present. Staff presented the item stating the applicant had submitted a request dated September 17, 2014, requesting deferral of the item to the October 30, 2014, public hearing. Staff stated the applicant had indicated additional time is needed to work with staff and the neighborhoods concerning the proposed development. Staff stated the deferral request would require a by-law waiver with regard to the late deferral request. Staff stated they were supportive of the deferral request. October 30, 2014 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-6532-G 10 There was no further discussion of the item. The chair entertained a motion for approval of the by-law waiver with regard to the late deferral request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The item was previously deferred to allow the applicant and the Chenal Design Review Committee (DRC) to review the plan and allow the DRC to offer some form of agreement with the overall development concept. The applicant has stated they have not reached a formal agreement with the Chenal Design Review Committee but is requesting the item be moved forward since the items related to the DRC are not items the Commission is reviewing or approving. According to the applicant the site plan with regard to access and circulation will not vary from the plan approved by this Commission. The applicant has indicated minor modifications may be required to satisfy the DRC but the substance of the development will not change. The previous staff recommendation was that of denial. After publication of the agenda the applicant and staff worked through staff’s concerns related to the technical issues associated with the site development. The applicant has addressed staff’s concerns related to the access for all vehicle types from Chenal Heights Circle and has agreed to relocate fencing as requested by staff in the staff analysis. Sidewalks will be provided and a sketch grading plan was submitted to staff for review and approval. Based on the applicant addressing staff’s concerns related to the site development staff now supports the application request. Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the advanced grading variance subject to all disturbed area being seeded and vegetation established prior to approval of the certificate of occupancy on the first building structure. Erosion controls must be maintained in the advanced graded area until that area is permanently stabilized. PLANNING COMMISSION ACTION: (OCTOBER 30, 2014) Mr. Larry Crain was present representing the request. There was one registered objector present. Staff presented the item with a recommendation of approval subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the advanced grading variance subject to all disturbed area being seeded and vegetation October 30, 2014 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-6532-G 11 established prior to approval of the certificate of occupancy on the first building structure. Erosion controls must be maintained in the advanced graded area until that area is permanently stabilized. Mr. Larry Crain addressed the Commission on the merits of his request. He stated the development was for a three phased age restricted housing development. He stated each phase would contain 75 units. He stated the development would comply with all requirements imposed by the Chenal Design Review Committee. He stated his desire was to receive zoning approval prior to expending funds to develop the formal site plan, building elevations and layout. Mr. Cliff McKinney stated the development would go before a full review of the Chenal Design Review committee prior to the request for any building permits from the City. He stated the developer was well aware of the restrictive covenants for the property and would fully comply with these covenants. He stated the developer desired to move forward and not wait for the details of structure design and layout which were items this Commission did not review or approve. Mr. Bill Spivey addressed the Commission on behalf of Deltic Timber Corporation. He stated Deltic was the original grantors of the property to Arkansas Teachers Retirement. He stated Deltic was not opposed to development of the property. He stated their concern was if the development would comply with the design criteria. He stated he could not say in complying with the design criteria there would be no changes required of the site plan. He stated he could not tell the Commission this was the final site plan. He stated the details of the plan had not been submitted for review by Deltic therefore they could not comment. He stated the Commission typically reviewed items effectively and efficiently and he did not want the Commission to be forced to review a second site plan due to changes which may be required based on the review by the Design Review Committee. He stated staff had little flexibility when making changes to site plans. He stated the Villas at Chenal went through a similar process for approval. He stated at the time the Villas was approved the Design Review Committee had all the information needed to provide a formal recommendation of support. He stated this was not the case for Mr. Crain’s application. He requested the Commission defer the item to allow the Design Review Committee time to work with Mr. Crain and develop a plan which would most likely be the final development plan for the site. Mr. McKinney stated the developer was willing to work out the details with the Design Review Committee at the time that was appropriate. He stated the items the Design Review Committee would approve were not items the Commission was reviewing or approving. He stated the Commission’s approval was one step in a much larger process. October 30, 2014 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-6532-G 12 Commissioner Berry stated the Commission typically did not get involved in the enforcement of private restrictions or covenants. He stated the Commission had its role which was to serve the public and not enforce private restrictions. There was no further discussion of the item. The Chair entertained a motion for approval of the item, as presented by staff. The motion carried by a vote of 10 ayes 0 noes and 1 absent. October 30, 2014 ITEM NO.: H 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 and eliminate the land use buffer along the western perimeter VARIANCE/WAIVERS: A variance from the City’s Land Alteration Ordinance to allow grading in advance of construction of future parking areas with the development of an adjacent apartment development. BACKGROUND: Ordinance No. 18,351 adopted by the Little Rock Board of Directors on September 19, 2002, established the Church at Rock Creek – Long-form POD allowing for the development of this 40-acre tract at the northwest corner of Interstate 430 and West 36th Street from R-2, Single-family to POD. The applicant proposed a conceptual site plan for a church facility and related ancillary uses. October 30, 2014 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: Z-6886-B 2 The development plan included construction of a collector street from West 36th Street, at the southwest corner of the church property, to Bowman Road. Access to the church development would be gained by utilizing a private boulevard street, which would run from near the southwest corner of the church property to the proposed collector street near the center of the site at the west property line. Amendments to the proposed site plan were made at the Commission meeting. The applicant agreed the buildings would be sound-proofed, the building façades would not be constructed of metal, concrete blocks, etc., there would not be a steeple, the building elevation would not be determined until after the finished grades were in place, the maximum building heights were to range from 65 to 80 feet, depending on the finished grade, the child care center would have a maximum of 12 children in the center, the church could not guarantee that the children would not be referred from the judicial system, but the center would not be a half-way house, children under the care of the church would not be allowed to drive and temporary stay would be twelve months or less. The car ministry the maximum building area would be 2,500 square feet and the facility would not grow any large. Only minor car repair would be done, oil change, wash, wax etc. No salvaged cars would be accepted. The building would also be for storage of equipment for the entire campus. The facility would accommodate two cars at a time inside the building. After repair and cleaning, the cars would be parked on the parking lot. There would be no salvaged auto parts stored on the property. There would be no test-driving of vehicles in the surrounding neighborhoods. The maximum number of cars for car ministry uses would be twelve. The Medical Care Center the church established the hours of operation from 9:00 am to 9:00 pm three days per week. There was to be no clear cutting of the site. The church would remove the trees along the I-430 Frontage for visibility at the time of Phase I development. There would be no A/C cooling tower on the site. Smaller package units would be used. The church could not agree to have no construction take place on weekends. Ordinance No. 19,197 adopted by the Little Rock Board of Directors on October 5, 2004, allowed a revision to the overall site plan for the Church at Rock Creek. According to the applicant the revised plan more accurately reflected the master plan for the Church, which included a sanctuary totaling 85,000 square feet with a seating capacity of 2,500. The development was proposed in two (2) phases with the church and associated parking constructed in the first phase. The Church’s intent was to create a campus design that would blend into the wooded setting. In addition to the church there were supporting facilities to serve the needs of a variety of church ministries which included recreation, counseling, lodging, medical and October 30, 2014 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: Z-6886-B 3 classroom space. The approved plan was proposed to blend the building construction and facilities into the environment with the smallest amount of impact on the natural features of the site as possible. Configuration of the buildings and facilities provided for preservation of a large portion of trees and land area, which existed on the site. The applicant also proposed two (2) monument signs, one (1) for each entry located on West 36th Street. The site plan included a 100-foot buffer along the north property line and a 50-foot buffer on the east and west property lines. Parking fields were designed to preserve as many existing trees as possible within the parking areas. The site plan included the placement of 891 parking spaces. Six hundred thirty (630) of the spaces were to be constructed in the first phase. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The current request is a revision to the previously approved POD site plan for the Church at Rock Creek. The request is two (2) part; One the elimination of the western land use buffer and to allow grading along the western boundary with the development of an adjacent multi-family development. The second is to allow grading activities without imminent construction of any future parking areas or buildings by the church. B. EXISTING CONDITIONS: The church sanctuary, associated parking and office for Welfare to Women Ministry have been constructed on the site. The regional detention pond is also in place. There are large areas of the site still tree covered primarily along the northern perimeter and western perimeters. There are single-family homes located to the north within the Sandpiper Subdivision. Along West 36th Street there are a number of single-family homes and an office use. The property is bound by I-430 along the eastern perimeter and property proposed for development with multi-family (as a separate item on this agenda Z-6886-C) along the western perimeter. 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 John Barrow Neighborhood Association and the Sandpiper Neighborhood Association were notified of the public hearing. October 30, 2014 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: Z-6886-B 4 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. West 36th Street 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 West 36th Street including 5-foot sidewalks with the planned development. West 36th Street should be widened to 29.5-feet adjacent to the applicant's property at the unnamed north street intersection at the time the apartments take access and/or the street from Bowman Road is constructed. 3. A turnaround should be provided at the north end of the public street right- of-way off West 36th Street or additional right-of-way dedicated to connect to the proposed public street off Bowman Road. 4. If the proposed street is to be public, it should be located within a 60 foot right-of-way and additional right-of-way dedicated to connect to the existing right-of-way north off West 36th Street. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Advanced grading is proposed with construction not imminent. An advanced grading variance must be requested. 6. Stormwater detention ordinance applies to this property. A regional detention pond is proposed. What covenants and agreements are in place concerning enlargement of the facility, maintenance of the facility, shared ownership of the facility, etc.? The detention ponds should be placed within a private drainage easement. 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. 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. 9. Street names and street naming conventions must be approved by Public Works for the streets. Contact Glenn Haley at 501.371.4537. October 30, 2014 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: Z-6886-B 5 10. Provide a letter prepared by a registered engineer certifying the sight distance at the proposed street intersection on South Bowman Road comply with 2004 AASHTO Green Book standards. Superelevation of South Bowman Road should be considered. 11. The proposed public street should be constructed no closer than 600 feet from the South Bowman Road/West 36th Street intersection (arterial/arterial intersection) due to vehicle stacking and tapers for left turn lanes. The right-of-way should be within a 60 foot right-of-way. It is believed a future street will be desired to the west. 12. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 13. 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. 14. Per Section 29-197(2), the grading shall be expeditiously completed in a time frame not to exceed one (1) year in duration from the time work commences to installation of all final erosion control measures and vegetation. 15. Per Section 29-197(11), a permanent vegetative cover of suitable perennial grass shall be established over all disturbed areas. Top soil should be applied prior to planting. Where indicated by soil tests, pH adjustments and addition of fertilizer may be required. 16. Per Section 29-197(14), all required federal, state, and local permits and approvals shall be obtained prior to commencement of land alteration activities. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy has a 3-phase power line running along the eastern side of South Bowman Road and northern side of West 36th Street. There are no lines on the preliminary plat. Contact Entergy in advance for service requirements, line location and easement needs. If existing power lines need to be adjusted to accommodate road work or driveways, please communicate with Entergy early in the process. Center-Point Energy: No comment received. October 30, 2014 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: Z-6886-B 6 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: 26-foot drive lanes required, fire hydrants within 100-feet of FDC, 2-ways to enter and exit development, fire hydrants per code, no obstruction between fire hydrant, FDC and fire apparatus. Gates must be 20-feet wide. Contact the Little Rock Fire Department for additional information. 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 West 36th Street and South Shackleford Road approximately six (6) blocks away. CATA has this corridor in mind for future expanded transit utilizing South Bowman Road and West 36th Street as corridors to serve the growing population. CATA requests consideration of pullouts and sidewalks on South Bowman Road and West 36th Street near the entrance to the complex. October 30, 2014 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: Z-6886-B 7 Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: This request is located in the I-430 Planning District. The Land Use Plan shows Mixed Use (MX) for this property. This category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three (3). The applicant has applied for a rezoning from POD (Planned Office District) to PCD (Planned Commercial District) to remove the land use buffer along the west line of this church campus. Master Street Plan: West 36th Street is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on West 36th Street. 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. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the City’s Landscape Ordinance requirements. 3. Street buffer at Parcel B and Bowman Road should have an average of thirty-five (35) feet. 4. All new and existing plant materials shall be in good condition at completion of project. Replace any damaged or dead material. 5. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. October 30, 2014 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: Z-6886-B 8 G. SUBDIVISION COMMITTEE COMMENT: (August 27, 2014) Mr. Keith Richardson and Mr. Tim Daters were present representing the request. Staff presented an overview of the development stating this item and the following item (The Pointe at Brodie Creek Long-form PD-R) were closely related and would be discussed together. Staff requested addition information concerning the request for the Church at Rock Creek and the areas proposed for clearing. Staff also requested additional information concerning the construction materials of the proposed new multi-family units, the building heights and building elevations. Staff noted on the site plan for the Church at Rock Creek there was a note indicating advanced grading. Mr. Daters stated the Church was proposing to grade an area on their site with the grading of the adjacent apartments. He stated in addition the apartment development was proposing to grade the entire site with the construction of the first phase of the multi-family. Public Works comments were addressed. Staff questioned the proposed street construction to South Bowman Road and if the street construction would be phased. Mr. Richardson stated the improvements would be phased and stated the revised site plan would include the proposed phasing plan. There was a general discussion concerning the proposed public street and if the street met the intent of the Master Street Plan. Staff stated the new location of the proposed street did not meet the intent of the Master Street Plan and should the developments be approved a revision to the Master Street Plan would be required. Staff questioned the proposed stormwater detention plan. Mr. Richardson stated agreements would be in place between the church and his development to allow the detention and maintenance of the detention facility to be shared. Landscaping comments were addressed. Staff stated the development plans were to include landscaping to comply with the typical standards of the City’s Landscape and Buffer Ordinances. Mr. Daters stated part of the request was to eliminate the previously required 50-foot land use buffer on the Church’s western perimeter. He stated all other buffers would remain as previously approved. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan and cover letter to staff addressing a number of the issues raised at the August 27, 2014, Subdivision Committee October 30, 2014 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: Z-6886-B 9 meeting. The revised plan for this item has changed slightly. The plan indicates the limits of clearing for the land alteration variance request. The applicant has indicated grading will take place with the development of the adjacent apartment complex (Bowman Pointe Long-form PD-R - Z-6886-C). The applicant has indicated all previously approved buildings and square footages of the buildings will not change. The applicant has indicated a small area of additional parking will be placed along the western perimeter within the previously indicated land use buffer. With the exception of the request to eliminate the previously proposed buffer area and the additional parking within this area there are no other modifications proposed to the approved site plan. Staff is supportive of the request. Staff does not feel the removal of the previously required land use buffer will adversely impact the adjacent property. To staff’s knowledge there are no remaining outstanding technical issues in need of addressing related to this site plan. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request from the City’s Land Alteration Ordinance to allow grading of the western perimeter of this site with the construction of the adjacent multi-family development. 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. 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. October 30, 2014 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: Z-6886-B 10 PLANNING COMMISSION ACTION: (OCTOBER 30, 2014) The applicant was present. There were a number of registered objectors present. Staff presented the three items (Item D – Bowman Pointe Preliminary Plat S-1731, Item H – the Church at Rock Creek Revised Long-form POD Z-6886-B and the Bowman Point Long-for PD-R Z-6883-C) as a single item for discussion purposes. Staff presented a recommendation of approval of each of the items along with an associated variance for advance grading for the Church at Rock Creek and the Brodie Creek Long-form PD-R. Mr. Tim Daters of White Daters and Associates was present representing the request. Mr. Daters stated the development included the Church at Rock Creek property, property owned by Mr. Richardson proposed for multi-family development and a preliminary plat to allow property owned by Mr. Richardson on the South side of West 36th Street to be subdivided into two (2) tracts. He stated a 7-acre area of floodway would be dedicated as open space. Mr. Daters stated the development would include improvements to South Bowman Road and to West 36th Street. Mr. Daters stated on West 36th Street additional paving would be added to allow traffic to flow northward on South Bowman Road during peak times of church dismissal. He stated the multi-family portion of the development would include areas of green space and courtyards. Mr. Daters stated improvements to the intersection of South Bowman Road and West 36th Street would not be completed at this time. He stated the exact alignment of the intersection had not been determined by the City. He stated the desire was to soften the curve in South Bowman Road. He stated the current right of way did not allow for the improvements to be completed. He stated the developer would complete all the improvements required by the Boundary Street Ordinance with the development of particular phases. Ms. Daniel Norwood of Richsmith Development addressed the Commission on the particulars of the development. She stated the development was proposed on a similar style as the development across South Bowman Road. She stated the units would be a little smaller and the amenities would be a little less but the units would still be high end units. She stated as the units were being leased across the street they found there were a number of residents that would like to live in the area but did not want to pay as high a rent as the existing development commanded. She stated this development would allow those potential residents an option for west Little Rock living. She stated the development would be constructed in phases. She stated as each phase was nearing full lease out the next phase would be started. Ms. Carolyn Bolin addressed the Commission with concerns. She stated her property was located on West 36th Street and questioned what would happen to their property. She questioned the street improvements to South Bowman Road and West 36th Street at this intersection. October 30, 2014 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: Z-6886-B 11 Ms. Carolyn Powers addressed the Commission in opposition of the request. She stated she objected to 609-apartments behind her house. She stated the area to the north was a quiet residential neighborhood and the development was too dense for the area. Mr. Brad Adrens addressed the Commission in opposition of the request. He stated his home was located at 11207 Shady Ridge Drive. He stated he was concerned with the development. He questioned if the development would take access through the single-family subdivision. He stated if access was allowed this would change the character of the single-family subdivision. Ms. Samantha Wesley addressed the Commission in opposition of the request. She provided the Commission with a petition from the neighborhood. She stated she did not speak to everyone in the neighborhood but all the residents she spoke with were opposed to apartments behind their home. She stated the notice form mailed to the residents was very misleading and stated the Commission may want to reconsider their notification requirements. She stated the development was too intense and would change the character of the neighborhood. She requested the area remain zoned for single-family and develop the area with single-family homes. She stated the development would strain the infrastructure, stain the waterways and increase traffic. Mr. Jaheon Koo addressed the Commission in opposition of the request. He stated the residents were concerned with the loss of their green belt, the loss of their critters and were concerned with the potential impacts on their adjacent homes. He stated he felt the area should develop with single-family homes. Mr. Daters stated the Land Use Plan indicated the property for MX or Mixed Use. He stated the development had contained a commercial aspect at the intersection of South Bowman Road with West 36th Street but was removed when the improvements to West 36th Street and South Bowman Road could not be settled with the City. He stated the improvements to South Bowman Road would include reducing the tightness of the existing curve. He stated additional right of way was necessary to remove the curve but the curve could be softened with the existing right of way. Commissioner Nunnley questioned the need for advanced grading of this site as well as the Church site. Mr. Daters stated the advanced grading was necessary to remove a hill on the Church’s property and allow for a driveway to extend to West 36th Street to aid in the church members exiting the site during peak times. He stated the apartment development was asking to advance grade to allow the entire site to balance. Commissioner Nunnley questioned the time frame for construction of the apartment buildings. Mr. Daters stated once the building was nearing full lease out, the next building would be started. He stated the entire development would be completed within October 30, 2014 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: Z-6886-B 12 24-months. Commissioner Nunnley questioned staff of the requirements for the advanced grading. Staff stated the site was required to be seeded and vegetated and not allowed to remain as a dirt covered field. There was a general discussion concerning traffic in the area and if the existing infrastructure could handle the traffic. Mr. Daters stated South Bowman Road was an arterial and West 36th Street was a collector street. He stated there were options for the residents in the area which did not include accessing the intersection of South Bowman Road and Kanis Road. Staff stated at the intersection of West 36th Street and South Bowman Road did not carry a large volume of traffic. Staff stated 7700 vehicles per day were at this intersection. Staff stated the volume of traffic on Kanis was 17,000 vehicles per day and on Vimy Ridge Road there were 10’s of thousands of vehicles per day. Staff stated at some point this area would potentially become a public project but at this point the City was going to put its money were the largest number of cars were located. The Commission continued a general discussion concerning the condition of the existing streets and their ability to handle the traffic volumes. The Commission noted there were no paved shoulders on South Bowman Road and when emergency vehicles traveled the area there was nowhere for vehicles to move out of the way. Commission Brock stated he traveled this road frequently and the emergency vehicles maneuvered as best they could but did not appear to have a problem with the condition of the road. The Commission discussed providing housing for the residents and providing housing in areas the residents wanted to live. The Commission stated it was important to provide diversity in housing types in all areas of the City. The Commission noted they were not comfortable with the number of units proposed with this development in addition to the number of units currently being developed across South Bowman Road. Mr. Daters stated this was the first he had heard of the street condition being a problem. He stated staff did not raise traffic volumes as an issue during the review process. He stated if density was a concern he was willing to defer the item to allow a review of the overall density and determine if the development could still occur with fewer units. A motion was made to defer the item, at the applicant’s request, to the December 18, 2014, public hearing. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. October 30, 2014 ITEM NO.: I FILE NO.: Z-6886-C NAME: Bowman Pointe Long-form PD-R LOCATION: Located on the Northeast corner of South Bowman Road and 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: 31.08 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: Multi-family VARIANCE/WAIVERS: A variance from the City’s Land Alteration Ordinance to allow grading of the entire site with the construction of the first phase of the development. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is to allow a rezoning of 31.07-acres from R-2, Single-family to PD-R. The approval will allow the development of 609-units of multi-family housing. The apartments are proposed with 287 1-bedroom units and 322 2-bedroom units. The buildings are proposed 2 and 3-story. The maximum building height proposed is 35-feet. October 30, 2014 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-6886-C 2 The development is proposed with 234,919 square feet of building coverage (17.36% of the site), 443,724 square feet of pavement coverage (32.78% of the site) and 674,901 square feet of landscape/common area (49.86% of the site). The plan indicates covered and uncovered parking. 36-garage parking spaces are proposed. A maximum of 201-carport spaces will be provided and 904-open parking spaces. A total of 1,150 parking spaces are indicated on the site plan. The buildings are proposed in 3 phases. Buildings F, G, H, I and J are proposed in Phase 1. Buildings A, B, C, D and E in Phase 2 and Buildings K, L, M, N and O are proposed in the third phase. The applicant has indicated an area of floodway located south of this site will be dedicated as open space and is proposed as a part of the overall development plan for this site. The floodway/open space contains 6.89-acres to be included within the land area for this development for an overall development total acreage of 37.97 acres. B. EXISTING CONDITIONS: The property is densely wooded sloping upward from West 36th Street. Adjacent to the site South Bowman Road is unimproved with open ditches for drainage. To the north are single-family homes in the Sandpiper Neighborhood. There is a nursing home located on South Bowman Road along this property’s northern boundary. Across South Bowman Road there are a number of single-family homes located on acreage and a large apartment development. East of the site is the Church at Rock. South of the site along West 36th Street are single-family homes located on acreage. There is also an office building located on the south side of West 36th Street. West 36th Street is an unimproved street with open ditches for drainage with the exception of the frontage of the Church at Rock Creek. Improvements were put in place for the church’s property with the construction of the sanctuary. 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 John Barrow Neighborhood Association and the Sandpiper Neighborhood Association were notified of the public hearing. The John Barrow Neighborhood Association voted to support the request at their August Neighborhood Association meeting. October 30, 2014 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-6886-C 3 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. South Bowman Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required. 2. West 36th Street is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required. Where a minor arterial intersects another minor arterial, the applicant shall dedicate an additional 10-feet of right-of-way measured from the centerline of the right-of-way for a right turn lane. The additional right-of-way shall normally be 250 feet in length measured from the intersecting right-of-way. At such intersections, the intersecting right-of-way lines shall normally have a radius of 75 to 100 feet. 3. The proposed plan should show the public street north off West 36th Street. The right-of-way should be a width of 60 feet. 4. If the proposed street is to be public, it should be located within a 60 foot right-of-way and additional right-of-way dedicated to connect to the existing right-of-way north off West 36th Street. 5. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to South Bowman Road including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5-feet from centerline. Striping should be provided for a left turn lane. Portions of the proposed right-of-way are not in the possession of the applicant. All street improvements should be made per AASHTO standards. 6. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to West 36th Street including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5-feet from centerline. West 36th Street should be widened where the public street from the north intersects West 36th Street at the time the apartments take access and/or the street from South Bowman Road is constructed. At the South Bowman intersection, improvements should be made per the Arterial Intersection design in the MSP and AASHTO standards with sufficient width for a left turn lane, 2-thru lanes, and 1-right turn lane with channelization islands. 7. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. October 30, 2014 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-6886-C 4 8. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 501.379.1813, Greg Simmons, for more information. 9. The proposed public street should be constructed no closer than 600-feet from the South Bowman Road/West 36th Street intersection (arterial/arterial intersection) due to vehicle stacking and tapers for left turn lanes. The right-of-way should be within a 60-foot right-of-way. It is believed a future street will be desired to the west. 10. Stormwater detention ordinance applies to this property. A regional detention pond is proposed. What covenants and agreements are in place concerning enlargement of the facility, maintenance of the facility, shared ownership of the facility, etc.? The detention ponds should be placed in a private drainage easement. 11. Provide a letter prepared by a registered engineer certifying the sight distance at the proposed driveway and street intersections comply with 2004 AASHTO Green Book standards. Superelevation of South Bowman Road should be considered. 12. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 13. Hammerheads should be designed to be at least 80 feet in length and the same width as the street at the end of Brook Forest Drive. 14. 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. The applicant proposes to grade the entire property with construction of Phase 1. An advanced grading variance is required to be requested. 15. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 16. Stormwater detention ordinance applies to this property. A regional detention pond is proposed. What covenants and agreements are in place concerning enlargement of the facility, maintenance of the facility, shared ownership of the facility, etc.? The detention pond should be placed within a private easement. 17. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. October 30, 2014 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-6886-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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy has a 3-phase power line running along the eastern side of South Bowman Road and northern side of West 36th Street. There are no lines on the preliminary plat. Contact Entergy in advance for service requirements, line location and easement needs. If existing power lines need to be adjusted to accommodate road work or driveways, please communicate with Entergy early in the process. 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. October 30, 2014 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-6886-C 6 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: 26-foot drive lanes required, fire hydrants within 100-feet of FDC, 2-ways to enter and exit development, fire hydrants per code, no obstruction between fire hydrant, FDC and fire apparatus. Gates must be 20-feet wide. Contact Little Rock Department for additional information. 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 West 36th Street and South Shackleford Road approximately six (6) blocks away. The development consists of 609 apartment units. CATA has this corridor in mind for future expanded transit utilizing South Bowman Road and West 36th Street as corridors to serve the growing population. CATA requests consideration of pullouts and sidewalks on South Bowman Road and West 36th Street near the entrance to the complex. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: 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 I-430 Planning District. The Land Use Plan shows Mixed Use (MX) for this property. This category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three (3). The applicant has applied for a rezoning from R-2 (Single Family District) to PCD (Planned Commercial District) to allow for development of an apartment complex (at approximately 12-units/acre) and a commercial center on this site. October 30, 2014 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-6886-C 7 Master Street Plan: South Bowman Road and West 36th Street are Minor Arterials on the Master Street Plans. 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 West 36th Street and South Bowman Road. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along South Bowman Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. 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. 3. Street buffer at Parcel B and Bowman Road should have an average of thirty-five (35) feet. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (August 27, 2014) Mr. Keith Richardson and Mr. Tim Daters were present representing the request. Staff presented an overview of the development stating this item and the previous item (The Church at Rock Creek Revised Long-form POD) were closely related and would be discussed together. Staff requested addition information concerning the request for the Church at Rock Creek. Staff stated there was also a preliminary plat which included two (2) tracts south of West 36th Street of which 6.89-acres of open space was being proposed to be included with the overall acreage of this development. Staff requested additional information concerning the construction materials of the proposed new multi-family units (the Pointe at Brodie Creek), the building heights and building elevations. October 30, 2014 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-6886-C 8 Staff noted on the site plan for the Church at Rock Creek there was a note indicating advanced grading. Mr. Daters stated the Church was proposing to grade an area on their site with the grading of this site. He stated this development was proposing to grade their entire site with the construction of the first phase of the multi-family. Public Works comments were addressed. Staff questioned the proposed street construction to South Bowman Road and if the street construction would be phased. Mr. Richardson stated the improvements would be phased and stated the revised site plan would include the proposed phasing plan. There was a general discussion concerning the proposed public street and if the street met the intent of the Master Street Plan. Staff stated the new location of the proposed street did not meet the intent of the Master Street Plan and should the developments be approved a revision to the Master Street Plan would be required. Staff questioned the proposed stormwater detention plan. Mr. Richardson stated agreements would be in place between the two (2) property owners, the apartment development and the church, related to the capacity of the detention facility and maintenance of the facility. Landscaping comments were addressed. Staff stated the development plans were to include landscaping to comply with the typical standards of the City’s Landscape and Buffer Ordinances. Mr. Daters stated part of the request was to eliminate the previously required 50-foot land use buffer on the Church’s western perimeter. He stated all other buffers would remain as previously approved. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan and cover letter to staff addressing a number of the issues raised at the August 27, 2014, Subdivision Committee meeting. This item is related to a proposed revision to the adjacent property, the Church at Rock Creek Revised Long-form POD (Z-6556-B) in that several improvements proposed for this development will be completed in conjunction with grading and clearing on the church’s property. This request is to allow a rezoning of 31.07-acres from R-2, Single-family to PD-R to allow the development with multi-family housing. The approval will allow the development of 609-units contained within 15-buildings. Within the development there will be 287 1-bedroom units and 322 2-bedroom units. The buildings are proposed 2 and 3-stories in height. The maximum building height proposed is 35-feet. October 30, 2014 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-6886-C 9 The development is proposed with 234,919 square feet of building coverage (17.36% of the site), 443,724 square feet of pavement coverage (32.78% of the site) and 674,901 square feet of landscape/common area (49.86% of the site). There is also 6.89-acre located within a floodway located south of West 36th Street which will be maintained as open space to be included with this development. The plan indicates a total of 1,150 parking spaces both covered and uncovered. 36-garage parking spaces are proposed and a maximum of 201-carport spaces are proposed. There will be 904-open parking spaces. Parking for a multi-family development is typically calculated at one and one-half (1 ½) parking spaces per unit. For a development containing 609-units 913-parking spaces would typically be required. The buildings are proposed in 3 phases. Buildings F, G, H, I and J are proposed in Phase 1. Buildings A, B, C, D and E in Phase 2 and Buildings K, L, M, N and O are proposed in the third phase. The site plan includes a secondary access which will be constructed as a construction/emergency access during the first phase. At the completion of the final phase the access will be converted to an exit only access for the residents of the development. The site plan indicates the placement of a development sign at the main entrance to the complex along South Bowman Road. The sign is proposed with a maximum sign height of six (6) feet and a maximum sign area of 72 square feet. Signage typically allowed in multi-family zones is six (6) feet in height and 24-square feet in area. The signage proposed is consistent with signage approved in similar type developments. The street construction of South Bowman Road will be phased with the building phasing of the development. With the first phase of the apartment development South Bowman Road will be constructed to one-half of a 59-foot pavement width to just south of the entrance drive. The plan includes the placement of a five (5) foot sidewalk with Phase II of the site development. With the second phase of the development the developer is proposing to dedicate the required right of way for South Bowman Road and pay an in-lieu for the construction cost of the street or if additional right of way is provided on the west side of South Bowman Road, the developer will provide 36-feet of pavement to be installed to the intersection of West 36th Street. With the first phase of the apartment development improvements to West 36th Street will be completed. The improvements to West 36th Street include a right turn lane constructed with 250-feet of stack and a 150-foot taper. The plan includes the placement of a right turn slip lane to accommodate north bound turning movements. With the Phase III construction improvements to West 36th Street to include 24-feet of pavement from centerline will be constructed along with curb, gutter and sidewalk. October 30, 2014 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-6886-C 10 Staff is supportive of the request. The site plan as presented provides for buffering and screening along the northern perimeter of the property to protect the adjacent single-family residence. The Master Street Plan indicates the placement of a collector street through this property. The applicant has indicated should zoning approval be gained prior to construction of the residential units an amendment to the Master Street Plan will be requested. To staff’s knowledge there are no outstanding technical issues associated with the request. Staff feels the development of the site with multi-family is appropriate. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request from the City’s Land Alteration ordinance to allow grading of future phases of building construction with the first phase of construction. 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. 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. PLANNING COMMISSION ACTION: (OCTOBER 30, 2014) The applicant was present. There were a number of registered objectors present. Staff presented the three items (Item D – Bowman Pointe Preliminary Plat S-1731, Item H – the Church at Rock Creek Revised Long-form POD Z-6886-B and the Bowman Point Long-for PD-R Z-6883-C) as a single item for discussion purposes. Staff presented a recommendation of approval of each of the items along with an associated variance for advance grading for the Church at Rock Creek and the Brodie Creek Long-form PD-R. Mr. Tim Daters of White Daters and Associates was present representing the request. Mr. Daters stated the development included the Church at Rock Creek property, property owned by Mr. Richardson proposed for multi-family development and a October 30, 2014 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-6886-C 11 preliminary plat to allow property owned by Mr. Richardson on the South side of West 36th Street to be subdivided into two (2) tracts. He stated a 7-acre area of floodway would be dedicated as open space. Mr. Daters stated the development would include improvements to South Bowman Road and to West 36th Street. Mr. Daters stated on West 36th Street additional paving would be added to allow traffic to flow northward on South Bowman Road during peak times of church dismissal. He stated the multi-family portion of the development would include areas of green space and courtyards. Mr. Daters stated improvements to the intersection of South Bowman Road and West 36th Street would not be completed at this time. He stated the exact alignment of the intersection had not been determined by the City. He stated the desire was to soften the curve in South Bowman Road. He stated the current right of way did not allow for the improvements to be completed. He stated the developer would complete all the improvements required by the Boundary Street Ordinance with the development of particular phases. Ms. Daniel Norwood of Richsmith Development addressed the Commission on the particulars of the development. She stated the development was proposed on a similar style as the development across South Bowman Road. She stated the units would be a little smaller and the amenities would be a little less but the units would still be high end units. She stated as the units were being leased across the street they found there were a number of residents that would like to live in the area but did not want to pay as high a rent as the existing development commanded. She stated this development would allow those potential residents an option for west Little Rock living. She stated the development would be constructed in phases. She stated as each phase was nearing full lease out the next phase would be started. Ms. Carolyn Bolin addressed the Commission with concerns. She stated her property was located on West 36th Street and questioned what would happen to their property. She questioned the street improvements to South Bowman Road and West 36th Street at this intersection. Ms. Carolyn Powers addressed the Commission in opposition of the request. She stated she objected to 609-apartments behind her house. She stated the area to the north was a quiet residential neighborhood and the development was too dense for the area. Mr. Brad Adrens addressed the Commission in opposition of the request. He stated his home was located at 11207 Shady Ridge Drive. He stated he was concerned with the development. He questioned if the development would take access through the single-family subdivision. He stated if access was allowed this would change the character of the single-family subdivision. October 30, 2014 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-6886-C 12 Ms. Samantha Wesley addressed the Commission in opposition of the request. She provided the Commission with a petition from the neighborhood. She stated she did not speak to everyone in the neighborhood but all the residents she spoke with were opposed to apartments behind their home. She stated the notice form mailed to the residents was very misleading and stated the Commission may want to reconsider their notification requirements. She stated the development was too intense and would change the character of the neighborhood. She requested the area remain zoned for single-family and develop the area with single-family homes. She stated the development would strain the infrastructure, stain the waterways and increase traffic. Mr. Jaheon Koo addressed the Commission in opposition of the request. He stated the residents were concerned with the loss of their green belt, the loss of their critters and were concerned with the potential impacts on their adjacent homes. He stated he felt the area should develop with single-family homes. Mr. Daters stated the Land Use Plan indicated the property for MX or Mixed Use. He stated the development had contained a commercial aspect at the intersection of South Bowman Road with West 36th Street but was removed when the improvements to W est 36th Street and South Bowman Road could not be settled with the City. He stated the improvements to South Bowman Road would include reducing the tightness of the existing curve. He stated additional right of way was necessary to remove the curve but the curve could be softened with the existing right of way. Commissioner Nunnley questioned the need for advanced grading of this site as well as the Church site. Mr. Daters stated the advanced grading was necessary to remove a hill on the Church’s property and allow for a driveway to extend to West 36th Street to aid in the church members exiting the site during peak times. He stated the apartment development was asking to advance grade to allow the entire site to balance. Commissioner Nunnley questioned the time frame for construction of the apartment buildings. Mr. Daters stated once the building was nearing full lease out, the next building would be started. He stated the entire development would be completed within 24-months. Commissioner Nunnley questioned staff of the requirements for the advanced grading. Staff stated the site was required to be seeded and vegetated and not allowed to remain as a dirt covered field. There was a general discussion concerning traffic in the area and if the existing infrastructure could handle the traffic. Mr. Daters stated South Bowman Road was an arterial and West 36th Street was a collector street. He stated there were options for the residents in the area which did not include accessing the intersection of South Bowman Road and Kanis Road. Staff stated at the intersection of West 36th Street and South Bowman Road did not carry a large volume of traffic. Staff stated 7700 vehicles per day were at this intersection. Staff stated the volume of traffic on Kanis was 17,000 vehicles per day October 30, 2014 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-6886-C 13 and on Vimy Ridge Road there were 10’s of thousands of vehicles per day. Staff stated at some point this area would potentially become a public project but at this point the City was going to put its money were the largest number of cars were located. The Commission continued a general discussion concerning the condition of the existing streets and their ability to handle the traffic volumes. The Commission noted there were no paved shoulders on South Bowman Road and when emergency vehicles traveled the area there was nowhere for vehicles to move out of the way. Commission Brock stated he traveled this road frequently and the emergency vehicles maneuvered as best they could but did not appear to have a problem with the condition of the road. The Commission discussed providing housing for the residents and providing housing in areas the residents wanted to live. The Commission stated it was important to provide diversity in housing types in all areas of the City. The Commission noted they were not comfortable with the number of units proposed with this development in addition to the number of units currently being developed across South Bowman Road. Mr. Daters stated this was the first he had heard of the street condition being a problem. He stated staff did not raise traffic volumes as an issue during the review process. He stated if density was a concern he was willing to defer the item to allow a review of the overall density and determine if the development could still occur with fewer units. A motion was made to defer the item, at the applicant’s request, to the December 18, 2014, public hearing. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. October 30, 2014 ITEM NO.: 1 FILE NO.: S-1734 NAME: Lots 13R and 14R Hicks Interurban Addition Replat LOCATION: Located on the Southwest corner of West 20th Street and Junior Deputy Road DEVELOPER: Nichols and Dimes, LLC P.O. Box 242510 Little Rock, AR 72223 SURVEYOR: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.28 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 11 – I-430 CENSUS TRACT: 24.08 VARIANCE/WAIVERS: 1. A variance from Section 36-254 to allow a reduced lot depth and reduced lot area for each of the proposed lots. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting to replat two (2) existing platted lots within the Hick’s Interurban Addition of the City of Little Rock. The lots are currently platted as east/west fronting on Junior Deputy Road. The applicant is proposing to replat the lots to front onto West 20th Street. The lots are proposed with a 62.71-foot lot width and a lot depth of 95.0-feet. The request includes variances to allow the development of the lots as proposed. Per the R-2, Single-family zoning district the minimum lot width is to be 60-feet, the minimum lot depth is to be 100-feet and the minimum lot area is to be 7,000 square feet. October 30, 2014 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1734 2 A rezoning request from R-2, Single-family to R-4, Two-family district was approved by the Commission at their October 16, 2014, public hearing and is scheduled to go before the Board of Directors on November 18, 2014. If the rezoning request to R-4, Two-family is approved there will continue to be variances associated with the replat related to the lot width (70-feet required), lot depth (100-feet required) and lot area (7,000 square feet required). B. EXISTING CONDITIONS: The property is comprised of two (2) platted lots and is currently vacant. The single family residence which previously existed on the site has been removed. Single family residences and vacant lots are located across West 20th Street to the north and single family residences, including manufactured homes and older mobile homes, are located to the south. Undeveloped MF-12 and OS, Open Space, zoned property is located across Junior Deputy Road to the east. Undeveloped lots, duplexes and single family homes are located to the west. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners abutting the site along with the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. West 20th Street is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25-feet from centerline will be required. 2. Junior Deputy 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. 3. A 20-foot radial dedication of right-of-way is required at the intersection of West 20th Street and Junior Deputy Road. 4. Show the proposed driveway locations and widths. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements for Lot 14R. No sewer is available to Lot 14R at this time. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposed replat. October 30, 2014 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1734 3 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. Fire Department: Approved as submitted. County Planning: No comment. CATA: The area is not currently served by CATA at this location but it is close to current Route #3, Baptist Medical Center. This location is not on CATA’s long range plan and CATA has no comment on this application. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. October 30, 2014 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1734 4 G. SUBDIVISION COMMITTEE COMMENT: (October 8, 2014) The applicant was present. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff stated the applicant was requesting a rezoning of the property from R-2, Single-family to R-4, Two-family which was on the Commission’s October 16, 2014, agenda. Staff stated regardless of the rezoning there would be variances associated with the request. Staff stated the lot depth, lot width and the lot area did not comply with the typical standards of the R-4, Two-family zoning district. Staff stated with the current R-2, Single-family zoning district the plat would still require a variance for lot depth and lot area. Staff stated the only area the plat would comply was with the lot width. Staff noted comments from Public Works and Little Rock Wastewater. Staff stated a radial dedication was required at the intersection of West 20th and Junior Deputy Road. Staff requested the revised preliminary plat to include the proposed driveway location. Staff noted the comment from Little Rock Wastewater. Staff stated a sewer main extension would be required to provide sewer service to proposed Lot 14R. 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 staff’s concerns raised at the October 8, 2014, Subdivision Committee meeting. The revised plan has indicated the radial dedication at the intersection of West 20th and Junior Deputy Road. The revised plan has included the proposed driveway location as requested by staff. The request is for a replat of two (2) existing platted lots within the Hick’s Interurban Addition of the City of Little Rock. The lots are currently platted as east/west fronting on Junior Deputy Road and the applicant is proposing to replat the lots to front onto West 20th Street as north/south lots. The lots are proposed with a 62.71-foot lot width and a lot depth of 95.0-feet. The lot area proposed is 5,900+ square feet. The request includes variances to allow the development of the lots as proposed to include a variance for the lot depth and the lot area. Per the R-2, Single-family zoning district the minimum the minimum lot depth is to be 100-feet and the minimum lot area is to be 7,000 square feet. October 30, 2014 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1734 5 A rezoning request from R-2, Single-family to R-4, Two-family district was approved by the Commission at their October 16, 2014, public hearing and is scheduled to go before the Board of Directors on November 18, 2014. If the rezoning requests is approved there will continue to be variances associated with the replat as per the R-4, Two-family zoning district related to the lot width (70-feet required), lot depth (100-feet required) and lot area (7,000 square feet required). Staff is supportive of the requested replat and the associated variances. The lots located to the west at the intersection of West 20th and Nichols Road was recently replatted to allow for north/south lots. A number of new duplexes have been constructed on lots with similar lot depths, widths and areas. Staff does not feel the replatting of the lots as proposed, including the associated variances, will adversely impact the development of the lots or impact adjacent properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request from Section 36-254 to allow with a reduced lot depth and a reduced lot area for the new lots as per the existing R-2, Single-family zoning district. PLANNING COMMISSION ACTION: (OCTOBER 30, 2014) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request from Section 36-254 to allow with a reduced lot depth and a reduced lot area for the new lots as per the existing R-2, Single-family zoning district. There was no further discussion of the item. The Chair entertained a motion for approval of the item, as presented by staff. The motion carried by a vote of 11 ayes 0 noes and 0 absent. October 30, 2014 ITEM NO.: 2 FILE NO.: S-1735 NAME: McCracken Land Development Preliminary Plat LOCATION: Located in parts of the 14600 and 14700 Blocks of Kanis Road DEVELOPER: McCracken Land Development 11815 Hinson Road, Suite C Little Rock, AR 72212 ENGINEER: Holloway Engineering, Surveying and Civil Design, PLLC 200 Casey Drive Maumelle, AR 72113 AREA: 9.36 acres NUMBER OF LOTS: 41 FT. NEW STREET: 1,410 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.18 VARIANCE/WAIVERS: 1. A variance from the Master Street Plan to allow the development of 41 lots on a minor residential street. 2. A variance from the land alteration ordinance to allow advanced grading of the lots with the installation of the infrastructure and streets for the subdivision. 3. A variance from Section 31-232 to allow the creation of lots with a lot width less than the 60-foot required per the R-2, Single-family zoning district and to allow five (5) foot side yard setbacks on all the lots within the subdivision. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting preliminary plat approval to allow the creation of 41-lots from a 9.36-acre parcel. The development is proposed with a single street extending north from Kanis Road to a hammer-head turn around with a October 30, 2014 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1735 2 secondary all weather emergency access drive located along the southern property line. The preliminary plat as presented creates variances for various City ordinances, to allow lot widths less than the typical ordinance standard of 60-feet and to allow five (5) foot side yard setbacks. Lots 10 – 34 are indicated with lot widths of 52 to 53-feet. The request includes the allowance of five (5) foot side yard setbacks on all the proposed lots. All the lots are proposed to comply with the typical standard for lot area (7,000 square feet) per the R-2, Single-family Zoning District. The request also includes a variance from the City’s Land Alteration Ordinance to allow grading of the individual lots with the installation of the street and utilities. The request also includes a variance from the City’s Master Street Plan to allow the development of 41-lots on a minor residential street. B. EXISTING CONDITIONS: The site is tree covered located on the north side of Kanis Road approximately 2,000-feet west of the Kanis/Cooper Orbit/Kirby Roads intersection. The property immediately west of this site was approved as a PD-R to allow the construction of 30+ single-family homes with a single access to Kanis Road. Other uses in the area further to the west include Baker Elementary School, a gun shop, apartment units and office uses. To the north of the site is a single-family subdivision, the Parkway Place Subdivision. To the southeast of the site is Chenal Pet Palace and vacant property currently being considered by the Commission for development of multi-family housing at a density of 20-units per acre. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners abutting the site along with the Capital Lakes Estates POA, the Kanis Creek POA, the Parkway Place POA, the Spring Valley Manor POA 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. October 30, 2014 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1735 3 2. With site development, provide the design of the 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 29.5-feet from centerline. Striping and transitions should be provided for a left turn lane. 3. With 41-lots, a variance from the Master Street Plan must be requested for the proposed street to be classified as a minor residential street. 4. Since the street is proposed to be 24-feet in width, show on the plan the area of street where parking will be restricted to one side. 5. The bulb in the center of the proposed street is ineffective for traffic calming as required by the Master Street Plan. Show on the plan the proposed means of traffic calming. Contact Nat Banihatti in Traffic Engineer at 501.379.1818 with any questions or for additional information. 6. The frontage along Kanis Road where the storm-drain is proposed should be platted as tract land. 7. A no access easement should be platted on the east side of Lot 19. 8. 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 construction of the subdivision proposed to be phased? 9. Stormwater detention ordinance applies to this property. 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. 11. The lots on the south side of the street should be graded where the front yards of each lot and roof top drain to the street and the rear yards drain to the south. 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. Street names and street naming conventions must be approved by Public Works. Contact Glenn Haley at 501.371.4537. October 30, 2014 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1735 4 15. 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. 16. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 17. Show the existing driveways adjacent to this property on the west side of Kanis Road. 18. A driveway apron should be provided for the emergency access. The apron could be constructed of concrete or green pavers. Gravel is not allowed. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easement, if sewer service is required for this project. The property must be annexed into the City limits of Little Rock to receive sewer service. Entergy: Entergy does not object to this proposal. A 3-phase power line is located on Kanis Road. A single phase, overhead power line is located on the rear lot lines of the subdivision to the north. Any service to this subdivision will need to be from the front lot line. Contact Entergy in advance to work out the electrical layout plan. 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 October 30, 2014 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1735 5 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. This fee will apply to all connections including metered connections off the private fire system. Fire Department: Turn-around as per Appendix D – 2012 AFC. Access Roads as per Appendix D with fire hydrant D 103.1-2. Hydrants as per 2012 AFAC Code. Contact the Little Rock Fire Department for additional information. County Planning: The property must be annexed into the City limits of the City of Little Rock prior to development. CATA: The area is not currently served by CATA at this location but it is on CATA’s long range plans using Kanis Road. The development consists of single family homes. CATA requests consideration of ADA accessible sidewalks at this location and a pullout to enable buses to pull out of traffic to serve this location when improvements are made. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. October 30, 2014 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1735 6 G. SUBDIVISION COMMITTEE COMMENT: (October 8, 2014) The applicant was present. Staff presented an overview of the item stating the request was for a preliminary plat for development of a single-family subdivision. Staff noted there were variances associated with the proposed preliminary plat. Staff stated a number of the lots were indicated with lot widths which were less than the 60-foot typically required within the R-2, Single-family zoning district. Staff requested the applicant provide tracts along Kanis Road which would then eliminated a number of variances associated with the two (2) lots such as double frontage lots, building lines and the need for restrictive access. Public Works comments were addressed. Staff questioned if advanced grading was requested to allow grading of the lots along with the installation of the infrastructure. Staff also questioned the treatment of the emergency access and if the access would be gated. Staff requested the applicant provide a letter prepared by a registered engineer certifying the sight distance at the street entrance to the subdivision. Staff stated streetlights would be required at the time of final platting. 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 October 8, 2014, Subdivision Committee meeting. The revised plat indicates the placement of a tract for Lots 1 and 41 along Kanis Road. The emergency access is indicated as a 25-foot all weather access drive. The plat indicates the emergency drive will be gated with a Knox box to allow fire department and emergency access only. The request is for preliminary plat approval to allow the creation of 41-lots from a 9.36-acre parcel. The preliminary plat as presented does create variances to allow lot widths less than the typical ordinance standard of 60-feet within the R-2, Single-family zoning district. Lots 10 – 34 are indicated with lot widths of 52 to 53-feet. All the lots are proposed to comply with the lot area of the R-2, Single-family Zoning District or 7,000 square feet. The minimum lot size proposed is 7,039 square feet (0.162-acres). The average lot size is 0.320 acres. The preliminary plat indicates 0.560-acres of common usable open space. There are three (3) tracts proposed for open space. The request also includes the allowance of 5-foot side yard setbacks for all the lots within the subdivision. October 30, 2014 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1735 7 The development is proposed with a single street extending from Kanis Road and terminating in a hammer-head turn around. The preliminary plat indicates 1,410 linear feet of new street. The request includes a variance from the City’s Master Street Plan. Per the Master Street Plan no more than 40-lots can be served by a minor residential street. The request includes a variance to allow the proposed development of 41-lots on a minor residential street. The site is located outside the City limits of Little Rock but abuts the City limits on the north and west sides. The applicant will be required to seek annexation into the City prior to the development to allow City sewer service. The request includes a variance from the City’s Land Alteration Ordinance to allow grading of the lots with the installation of the street and the utilities. The applicant has indicated the grading is necessary to balance the site. The applicant has indicated efforts will be made to maintain as many trees as feasible on the site during the installation of the street and utilities. Staff is supportive of the request. Although there are variances associated with the request staff does not feel the variances will adversely impact this proposed development or the abutting property. Staff feels the development of this site with single-family homes at a density of 4.38-units per acre is appropriate for this site. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request to allow reduced lot widths for Lots 10 – 34. Staff recommends approval of the variance request from the Master Street Plan to allow the proposed residential street to serve 41-lots. Staff recommends approval of the variance request to allow 5-foot side yard setbacks on all the proposed lots. Staff recommends approval of the variance request from the City’s Land Alteration Ordinance to allow grading of the lots with the installation of the street and utilities. Staff recommends prior to grading activities on the site the applicant seek approval of annexation to the City of Little Rock. October 30, 2014 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1735 8 PLANNING COMMISSION ACTION: (OCTOBER 30, 2014) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request to allow reduced lot widths for Lots 10 – 34. Staff presented a recommendation of approval of the variance request from the Master Street Plan to allow the proposed residential street to serve 41-lots. Staff presented a recommendation of approval of the variance request to allow 5-foot side yard setbacks on all the proposed lots. Staff presented a recommendation of approval of the variance request from the City’s Land Alteration Ordinance to allow grading of the lots with the installation of the street and utilities. Staff presented a recommendation prior to grading activities on the site the applicant seek approval of annexation to the City of Little Rock. There was no further discussion of the item. The Chair entertained a motion for approval of the item, as presented by staff. The motion carried by a vote of 11 ayes 0 noes and 0 absent. October 30, 2014 ITEM NO.: 3 FILE NO.: Z-635-A NAME: MHA Elm Street Apartments Short-form POD LOCATION: Located at 1600 Elm Street DEVELOPER: Metropolitan Housing Authority 1005 Arch Street Little Rock, AR 72201 SURVEYOR: Global Surveying Consultants, Inc. 6511 Heilman Court North Little Rock, AR 72118 ARCHITECT: Fennell Purifoy Architect 100 Morgan Keegan Drive, Suite 320 Little Rock, AR 72202 AREA: 2.615 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: O-3, General Office District ALLOWED USES: Office PROPOSED ZONING: POD PROPOSED USE: O-3, General Office District and Multi-family residential VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing the rezoning of the site from 0-3, General Office District to POD to allow the construction of five (5) new buildings of residential housing on the site. The new construction consists of one, two and three bedroom units. The request also includes renovations of the existing building October 30, 2014 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-635-A 2 located on the site to allow 5 to 7-units. The plans include an additional floor to the existing structure. With the additional floor 5 to 7-units are proposed. The additional floor is contingent upon the existing structures ability to carry the weight of the additional floor. Within Building 1 there are three 2-bedroom garden units and three 1-bedroom garden units. Building 2 is proposed with two 2-bedroom townhouse units and one 3-bedroom townhouse unit. Building 3 is proposed with three 2-bedroom townhouse units and two 3-bedroom townhouse units. Building 4 is proposed with two 2-bedroom townhouse units and one 3-bedroom townhouse unit. Building 5 contains three 2-bedroom garden units, two 1-bedroom garden units and one management office which will be convertible to a 1-bedroom garden unit. The buildings are proposed as two and three story buildings. The applicant has indicated the construction materials will be a combination of brick and stucco. The roofing material proposed is architectural asphalt shingles. B. EXISTING CONDITIONS: The site is a former nursing home and is currently occupied as residential housing. This area is predominately one and two family residences. There is a school located several blocks to the southeast at 18th and Oak Streets. Along West 12th Street to the north there is a housing authority development located at West 12th Street at Madison Street. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200-feet of the site along with the Hope 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 West 16th Street, West 17th Street, Bishop Warren Drive, and Elm 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 intersections of West 16th Street and Bishop Warren Drive, Bishop Warren Drive and West 17th Street, West 17th Street and Elm Street and Elm Street and West 16th Street. October 30, 2014 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-635-A 3 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Remove all existing curb cuts not planned to be used for access to the development and replaced with curb and gutter. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 6. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Detention should be provided for the difference in impervious area from the proposed conditions compared to existing conditions. 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. 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 serve new apartments. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. A 3-phase power line runs along the west side of Elm Street and single phase lines are also in the vicinity. Contact Entergy in advance to work out service requirements, routing and easement issues. 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. 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 October 30, 2014 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-635-A 4 additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Contact Central Arkansas Water if additional fire protection or metered water service is required. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 8. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s 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. 9. 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. October 30, 2014 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-635-A 5 10. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Fire hydrants per code, maintain access, 26-foot drive lanes, sprinkler system, fire alarm system. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The area is not currently served by CATA at this location but it is close to current Route #3, Baptist Medical Center and Route #16, UALR. The location is not on the long range plan and CATA has no comment on the application. 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 I-630 Planning District. The Land Use Plan shows Public Institutional (PI) for this property. The Public Institutional category includes public and quasi-public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. The applicant has applied for a rezoning from O3 (General Office District) to POD (Planned Office District) to allow for the construction of several additional structures and expansion of the existing building for residential units and support activities on the site. Master Street Plan: Lewis, 16th and 17th Streets are Local Streets on the Master Street Plan. The primary function of Local Streets is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. October 30, 2014 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-635-A 6 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. Plant material is to be provided in the buffer area at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet. 3. Interior landscape areas shall compromise eight percent (8%) of any vehicular use area containing twelve (12) or more spaces. 4. The property is located in the City’s designated mature area. A twenty-five percent (25%) reduction of the perimeter requirements and interior green space requirements is acceptable. 5. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas not open to public parking. These areas shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. 6. An automatic irrigation system to water landscaped areas will be required. 7. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 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: (October 8, 2014) The applicant was present. Staff presented an overview of the development stating there was additional information needed to allow staff to prepare their final recommendation. Staff requested the applicant provide details of the existing building and any modifications proposed for the existing building. Staff questioned if the development would be developed in a single phase or in multiple phases. Staff requested the applicant provide a phasing plan. Staff also requested the applicant provide information concerning the community garden. Public Works comments were addressed. Staff stated dedication of right of way and radial dedications of right of way were required with the proposed redevelopment of the site. Staff also stated the City’s stormwater detention ordinance would apply to the development of the site. Staff stated a grading October 30, 2014 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-635-A 7 permit was required at the time of construction. Staff stated if disturbed area was more than one acre a NPDES stormwater permit from AEDQ was required. Landscaping comments were addressed. Staff stated street buffers were required on the abutting streets. Staff also stated interior landscaping of the paved areas would be required. Staff noted building landscaping was required with the new construction. Staff stated the site was located within the area of the City which was designated as the mature area with regard to landscaping which would allow a reduction of the required landscape strips by twenty-five (25) percent. 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 most of staff’s concerns raised at the October 8, 2014, Subdivision Committee meeting. The applicant has provided the proposed phasing plan, information concerning the community garden, details of the proposed renovations to the existing building and indicated the proposed landscaping and buffering. The applicant is requesting a rezoning from O-3, General Office District to POD to allow the construction of five (5) new buildings of residential housing and renovation of the existing building. The new construction consists of one, two and three bedroom units in garden style and townhouse style construction. The renovations of the existing building include the placement of a second floor on the existing building if the building can withstand the additional load. The building was once used as a nursing home but is currently being used as housing for a special population. There are currently 50-beds within the building. The renovations will allow five to seven units. With the additional floor the applicant has indicated an additional five to seven units will be added. The construction will be in two (2) phases with the renovations to the existing structure being the second phase. Within the new construction there are five buildings proposed. In Building 1 there are three 2-bedroom garden units and three 1-bedroom garden units. Building 2 is proposed with two 2-bedroom townhouse units and one 3-bedroom townhouse unit. Building 3 is proposed with three 2-bedroom townhouse units and two 3-bedroom townhouse units. Building 4 is proposed with two 2-bedroom townhouse units and one 3-bedroom townhouse unit. Building 5 contains three 2-bedroom garden units, two 1-bedroom garden units and one management October 30, 2014 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-635-A 8 office which will be convertible to a 1-bedroom garden unit. The buildings are proposed as two and three story buildings. The maximum building height proposed is 45-feet. The applicant has indicated the construction materials will be a combination of brick and stucco. The roofing material proposed is architectural asphalt shingles. A single ground sign is proposed on Lewis Street. The sign is proposed as an eight (8) foot by eight (8) foot sign, eighteen-inches off the ground with a maximum height of ten (10) feet. The site plan includes the placement of 54-parking spaces. The total number of units proposed for Phase I is 23-units. The Phase II development includes the addition of (a maximum) of 14-units. Parking for the development at maximum build-out would require the placement of 55-parking spaces. The site plan includes the placement of a playground area along West 16th Street. The plan also includes the placement of community garden plots to be used by the residents of the development. The site plan indicates the placement of a single dumpster location to serve the development. A note on the site plan indicates the dumpster will be screened with a brick enclosure with a wooden gate. The site plan indicates the hours of dumpster service will not be limited. This area is primarily residential and staff feels by not limiting the hours of dumpster service will potentially impact the surrounding homes and the residents of this development. Staff recommends the hours of dumpster service be limited to 7 am to 6 pm Monday through Friday. Staff is supportive of the request. The site contains 2.62-acres and is proposed with the development of 37-units of multi-family housing for a density of 14.1-units per acre. The site is currently zoned O-3, General Office District which would allow the development of the site with a multi-story office development. The plan as presented offers sufficient areas for outdoor activities. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the development as proposed is appropriate for the site. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends the dumpster hours of service be limited to 7 am to 6 pm Monday through Friday. October 30, 2014 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-635-A 9 PLANNING COMMISSION ACTION: (OCTOBER 30, 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 dumpster hours of service be limited to 7 am to 6 pm Monday through Friday. There was no further discussion of the item. The Chair entertained a motion for approval of the item, as presented by staff. The motion carried by a vote of 11 ayes 0 noes and 0 absent. October 30, 2014 ITEM NO.: 4 FILE NO.: Z-2638-D NAME: Hillcrest Camshaft Short-form PID LOCATION: Located at 5502 West 65th Street DEVELOPER: Tim Nesterenko 5502 West 65th Street Little Rock, AR 72209 ENGINEER: Marlar Engineering 5318 John F Kennedy Boulevard North Little Rock, AR 72116 AREA: 5.38 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: I-2, Light Industrial District and O-3, General Office District ALLOWED USES: Light Industrial and General Office PROPOSED ZONING: PID PROPOSED USE: Retain the I-2, Light Industrial District uses add two (2) additional warehouse buildings to the site and rezone the O-3, General Office District area to allow semi-truck access to Lancaster Road VARIANCE/WAIVERS: A variance from Sections 340-43 and 31-210 to allow the driveway on Lancaster Road nearer the property lines than typically allowed per ordinance. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is rezoning of the site from I-2, Light Industrial District and O-3, General Office District to PID to allow the redevelopment of the site with two (2) additional warehouse buildings and allow the construction of an access drive from the site to Lancaster Road. The access drive is proposed to allow semi-truck access to an existing building located on West 65th Street. Currently the building along West 65th Street is served via an existing drive on West 65th October 30, 2014 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-2638-D 2 Street. According to the applicant maneuvering to the loading dock is difficult and feels the placement of the access drive from Lancaster will better serve the existing business. Building 1 is proposed containing 17,000 square feet of floor area located 50-feet from the northern property line. The second building is proposed containing 15,000 square feet of floor area also located 50-feet from the north property line. The buildings will be constructed in phases. The access drive is proposed with the first phase of building construction. B. EXISTING CONDITIONS: The uses along West 65th Street are primarily non-residential uses. There is a Family Dollar Store located at the intersection of Lancaster Road and West 65th Street. There is a commercial shopping center located to the south of the site. A PID was recently approved for a property to the west for a commercial laundry. Immediately north of the site are single-family homes fronting on Timber Lane. 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 Wakefield Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. West 65th Street 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. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36-feet. The proposed driveway is required to be located at least 125-feet from the side property line. A variance must be requested for the proposed driveway on Lancaster Road. 3. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Lancaster Road including 5-foot sidewalks with the planned development. The new back of curb should be located 18-feet from centerline. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. October 30, 2014 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-2638-D 3 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 501.379.1813, Greg Simmons, for more information. 8. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36-feet. The proposed driveway is required to be located at least 125-feet from the side property line. 9. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) on Lancaster Road comply with 2004 AASHTO Green Book standards. 10. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy has a 3-phase power line on the western edge of the property. A single phase line exists along the rear lot line of the subdivision to the north with a short single phase extension to serve the cell tower. Existing power lines many need to be relocated due to the construction of the proposed building. Access to existing power lines is required 24/7 by Entergy trucks for maintenance reasons. Erection of fences must not inhibit access. Contact Entergy in advance to discuss service requirements and line locations prior to construction. 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. October 30, 2014 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-2638-D 4 2. A water main extension will be needed to provide water service to this property. 3. 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. 4. 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. 5. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 6. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 7. Contact Central Arkansas Water if additional fire protection or metered water service is required. 8. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 9. 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. October 30, 2014 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-2638-D 5 10. 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. 11. 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 hydrant per code, sprinkler system, per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The area is not currently directly served by CATA at this location but very close to Route #15, 65th Street and Route #22, Mabelvale-Midtown. 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 65th Street West Planning District. The Land Use Plan shows Service Trades (STD) and Residential Low Density (RL) for this property. The Service Trades category provides for a selection of office, warehousing, and industrial park activities that primarily serve other office service or industrial businesses. The district is intended to allow support services to these businesses and to provide for uses with an office component. A Planned Zoning District is required for any development not wholly office. 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 I-2 (Light Industrial District) and O-3 (General Office District) to PID (Planned Industrial District) to allow for expansion of an existing business including the construction of new structures on this site. Master Street Plan: 65th Street is a Minor Arterial and Lancaster Road is a Local Street on the Master Street Plan. A Minor Arterial provides connections to and October 30, 2014 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-2638-D 6 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 65th Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. 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. a. The approximate average depth of the north tract is six hundred and fifty-six (656) feet. A thirty-nine foot (39) foot wide buffer is required along Lancaster Road. 3. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the City, Section 15-81. 4. The property to the west and south of the north tact 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. The approximate average width of the north tract is two hundred (200) feet. A twelve foot (12) foot wide buffer is required along south property line of the north tract. b. The approximate average depth of the north tract is six hundred and fifty-six (656) feet. A thirty-nine foot (39) foot wide buffer is required adjacent to a portion of the west property line. October 30, 2014 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-2638-D 7 5. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property that is not zoned Industrial. 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. a. Perimeter planting strips will be required with the exception of the west property line adjacent to property zoned PD-I. 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: (October 8, 2014) Mr. Mike Marlar was present representing the request. Staff presented an overview of the item stating there were a number of outstanding technical issues in need of addressing prior to the Commission acting on the request. Staff questioned the proposed signage plan, the proposed screening mechanism for the northern perimeter and the use of the drive indicated extending to Lancaster Road. Staff also questioned the hours of use of the driveway. Public Works comments were addressed. Staff stated a dedication of right of way along West 65th Street and Lancaster Road would be required with the new construction on the site. Staff also stated a grading permit would be required prior to any site construction. Staff stated the driveway located on Lancaster Drive could not exceed 36-feet in width. Staff stated the drive on West 65th Street could remain since the drive was existing. Staff stated the City’s stormwater detention ordinance would apply to the development of the site. Staff questioned if the development would utilize the OS, Open Space zoned buffer to store the site stormwater. Landscaping comments were addressed. Staff stated screening and buffering would be required adjacent to properties which were zoned or used with a less restrictive nature. Staff also stated a perimeter planting strip would be required adjacent to the paved areas along the northern and southern perimeter of the October 30, 2014 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-2638-D 8 site. Staff stated street buffering would be required along Lancaster Drive. Staff questioned the proposed screening mechanism for the site. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan and cover letter to staff addressing a number of the concerns raised at the October 8, 2014, Subdivision Committee meeting. The applicant has provided the proposed signage plan, the proposed screening mechanism for the northern perimeter, addressed the use of the drive extending to Lancaster Road and provided the hours of use of the driveway. The request is rezoning of the site from I-2, Light Industrial District, O-3, General Office District and OS, Open Space District to PID to allow the redevelopment of the site with two (2) additional warehouse buildings and allow the construction of an access drive from the site to Lancaster Road. The OS, Open Space zoned area will not be used for development and will be maintained as an undistributed buffer to provide screening to the adjacent homes. Building 1 is proposed containing 17,000 square feet of floor area located 50-feet from the northern property line. The second building is proposed containing 15,000 square feet of floor area also located 50-feet from the north property line. The previously approved OS, Open Space buffer was a 50-foot strip along a portion of the northern perimeter of the site. No grading or construction will take place within the 50-foot buffer area. No openings on the buildings are proposed on the north façade. The driveway is indicated with a 36-foot gated entrance at Lancaster Road. The drive connects through a paved area in-front of the building proposed as future expansion. The applicant has indicated the drive is needed to provide semi-truck access to the warehouse buildings and the existing business located on West 65th Street. The driveway is proposed limited to semi-truck access only. The drive will be limited to 8:00 am to 4:00 pm Monday through Friday. The existing business hours of operation and the new warehouse facility hours of operation are from 7:30 am to 5:00 pm Monday through Friday. The applicant has indicated screening and buffering along the sites perimeters where adjacent to residentially zoned or used property. A six (6) foot wood fence will be placed 50-feet from the north property line, south of the existing OS, Open Space zoned strip and along the southern perimeter adjacent to the proposed October 30, 2014 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-2638-D 9 driveway to Lancaster Road. The OS, Open Space zoned area will not be used for development and will be maintained as an undistributed buffer to provide screening to the adjacent homes. The site plan does not indicate the placement of any new signage on the site. The applicant has indicated the new warehouse buildings will serve the adjacent machine shop and will not require the placement of signage. There is an existing cell tower located on the site. There are no changes proposed for the cell tower or the approved site plan for the cell tower. The PID will recognize the tower and the previously imposed conditions. Staff is not supportive of the proposal as filed. Staff has concerns with the allowance of a drive to serve these industrial uses onto Lancaster Drive. Staff also has concerns with the placement of the second building to serve as warehouse space on the portion of the site currently zoned O-3, General Office District. There is an established single-family neighborhood located to the north of this site and there are two single-family homes located along Lancaster Road to the south of this site. Within this area the non-residential uses are located primarily along West 65th Street and do not encroach into the neighborhoods. Staff is generally supportive of allowing the placement of Building 1 as proposed provided the 50-foot buffer remains along the northern perimeter of the site. I. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (OCTOBER 30, 2014) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had revised their plan to eliminate the access drive to Lancaster Road. Staff stated based on the revision staff was now in support of the applicant’s request. Staff stated the applicant was to submit to staff a revised plan which eliminated the driveway to Lancaster Road and provided the proper buffers along Lancaster Road and along the southeastern portion of the site where adjacent to residentially zoned property. Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The Chair entertained a motion for approval of the item, as presented by staff. The motion carried by a vote of 11 ayes 0 noes and 0 absent. October 30, 2014 ITEM NO.: 5 FILE NO.: Z-5536-A NAME: Courthouse Concepts Short-form PD-C LOCATION: Located at 3205 Shackleford Pass DEVELOPER: Dan Coulombe, CPP Director of Security Consulting and Services 16 West Center Street Fayetteville, AR 72701 AREA: 0.37 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PD-C ALLOWED USES: Lock Smith and Quiet Business PROPOSED ZONING: Revised PD-C PROPOSED USE: The allowance of a ground sign on the site VARIANCE/WAIVERS: None requested. BACKGROUND: Ordinance No. 16,169 adopted by the Little Rock Board of Directors on February 18, 1992, rezoned the site from R-2, Single-family to PD-C to allow the use of the property for a locksmith business. The minute record states the use of the property should be limited to “quiet businesses”. The approval did not exclude but did not specifically include ground or building signage. On March 26, 2014, staff approved a request to allow Courthouse Concepts to occupy the building. According to the applicant the business was a pre-employment background and drug screening business. The business also included a private investigation division. The applicant indicated there were very few clients stopping by the business on a daily basis. Staff did not support the placement of a ground sign but did support allowing wall signage as allowed in the office zoning district (10% of the façade area abutting a public street). The applicant indicated building signage was adequate to serve their needs. October 30, 2014 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-5536-A 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing a revision to the existing PD-C zoning to allow the placement of a ground sign on the entrance drive to Shackleford Pass. The sign is proposed with a maximum height of six (6) feet and a maximum sign area of sixty-four (64) square feet. B. EXISTING CONDITIONS: The property contains a single-family residence which has been converted to a non-residential use. The site was formerly a locksmith business and now is an office use for Courthouse Concepts which performs pre-employment background and drug screening services. Located across Shackleford Pass is a property zoned PCD which was approved for a contractors office and equipment storage yard. South of the site is an office warehouse development fronting South Shackleford Road. Also located along Shackleford Pass are a number of single-family homes. Street improvements have been installed on Shackleford Pass across the street from this site. No other street improvements are in place on Shackleford Pass. Shackleford Pass is a narrow unimproved street with open ditches for drainage. 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 John Barrow Neighborhood Association were notified of the public hearing. D. SUBDIVISION COMMITTEE COMMENT: (October 8, 2014) The applicant was not present. Staff presented the item stating the request was to amend a previously approved PD-C to allow the placement of a sign within the front yard area of the site. Staff stated the sign would comply with signage allowed in offices zones. Staff stated the original approval of the PD-C did not provide a signage plan. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. October 30, 2014 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-5536-A 3 E. ANALYSIS: There were no outstanding technical issues associated with the request in need of addressing raised at the October 8, 2014, Subdivision Committee meeting. The applicant is requesting a revision to the previously approved PD-C to allow the placement of a single ground sign at the entrance drive to the site. The sign is proposed consistent with signage allowed in office zones. The sign is proposed with a maximum height of six (6) feet and a maximum sign area of 64-square feet. There are no other revisions proposed for the site plan. Staff is supportive of the request. The previous approval did not allow for the placement of a ground sign on the site. Staff feels the placement of the sign consistent with signage allowed in office zones is appropriate. F. STAFF RECOMMENDATION: Staff recommends approval of the request to allow the placement of a single ground sign at the entrance drive on Shackleford Pass with a maximum sign height of six (6) feet and a maximum sign area of 64-square feet. PLANNING COMMISSION ACTION: (OCTOBER 30, 2014) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request to allow the placement of a single ground sign at the entrance drive on Shackleford Pass with a maximum sign height of six (6) feet and a maximum sign area of 64-square feet. There was no further discussion of the item. The Chair entertained a motion for approval of the item, as presented by staff. The motion carried by a vote of 11 ayes 0 noes and 0 absent. October 30, 2014 ITEM NO.: 6 FILE NO.: Z-5534-B NAME: Regions Financial Corporation Short-form PD-O LOCATION: Located at 6001 ‘R’ Street DEVELOPER: Regions Financial Corporation 250 Riverchase Parkway, Suite 600 Birmingham, AL 35224 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72201 ARCHITECT: Scott Martin Cromwell Architects Engineers, Inc. 101 South Spring Street Little Rock, AR 72201 BDG Architects 2100 First Avenue North, Suite 100 Birmingham, AL 35203 AREA: 0.6378 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-O PROPOSED USE: Branch bank VARIANCE/WAIVERS: A variance from Section 30-43 and 31-210 to allow driveways nearer the intersection and nearer the property line than typically allowed per ordinance. October 30, 2014 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5534-B 2 BACKGROUND: On January 28, 1992, the Planning Commission denied a request to rezone this site (four lots) as well as three (3) lots located on the north side of ‘R’ Street from R-2, Single-family to O-1, Quiet Office. The denial request of the Planning Commission was not appealed to the Board of Directors. The northern lots were occupied by the Covenant Presbyterian Church. The four (4) lots on the south side of ‘R’ Street were occupied by single family structures, however, only one was being used as a residence, 6001 ‘R’ Street. The house on the second lot from the corner was vacant. 6007 and 6009 ‘R’ Street were rented by the church for Sunday School programs and office space for YoungLife, which was a nondenominational organization working in the community building relationships with teenagers. The use of 6009 ‘R’ Street generated the rezoning request. The non-residential use of the property generated an enforcement action by the City. After receiving the violation notice, the church and the owners of the four (4) lots decided to request O-1, Quiet Office zoning for marketing purposes. The church had plans to relocate to a larger site on Chenal Parkway. The application was amended to a conditional use permit application request for 6007 and 6009 ‘R’ Street to allow the use of the residential structures for Sunday School space. The approval was limited to 12-months. On March 9, 1993, the Commission approved a request to extend the conditional use permit approval through April 1994. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: Regions Bank is unable to renew their lease at the existing branch location at 1801 North Fillmore. In order to continue servicing the Heights area of Little Rock, Regions Bank is purchasing a site located at the corner of University Avenue and ‘R’ Street. The site is currently comprised of Lots 1, 2, 3 and 4, Block 6 of the Springdale Addition to the City of Little Rock, Arkansas. Since the lots are currently zoned R-2, Single-family Regions Bank is requesting a rezoning to PD-O, Planned Development Office, in order to allow the construction of the new branch facility. The proposed building is a one-story structure of approximately 3,200 square feet. The building will also have a 4-lane drive-thru along the western side of the building. The exterior skin of the building will be brick veneer, glass and an aluminum panel system. Two (2) access drives are proposed from ‘R’ Street. The driveways as proposed do not comply with the typical development standards of the City’s Boundary Street Ordinance or the City’s Subdivision Ordinance with regard to distances from intersections and distances from property lines. October 30, 2014 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5534-B 3 B. EXISTING CONDITIONS: The former single-family homes which were located on the site were removed in August 2013, along with a church located to the north of ‘R’ Street. The area located on the west side of North University Avenue is primarily residential with the exception of the Banks of America located on the southwest corner of Kavanaugh Boulevard and North University Avenue. The area east of North University Avenue is predominately commercial and office uses. 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 Heights 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 ‘R’ Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30-feet from centerline. 2. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to ‘R’ Street including 5-foot sidewalks with the planned development. The new back of curb on ‘R’ Street should be located 15.5-feet from centerline. 3. A 20-foot radial dedication of right-of-way is required at the intersection of ‘R’ Street and North University Avenue. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. Stormwater detention ordinance applies to this property. 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. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. October 30, 2014 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5534-B 4 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, for more information. 10. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36-feet. A variance must be requested for the two (2) driveways on ‘R’ Street. Per City code, spacing of 250-feet is required from other driveways and intersections and 125-feet from the side property line. 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. Retaining walls designed to exceed 15-feet in height are required to seek a variance for construction. Provide proposed wall elevations. 13. 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. 14. Access to the alley from adjacent properties should not be restricted. 15. Stormwater from the site cannot be discharged at the southwest corner of the project at the back of existing homes. The discharge should be extended by pipe to the creek located to the west. 16. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50-feet back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of University Avenue with ‘R’ Street. 17. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36-feet. A variance must be requested for the driveways off the alley on North University Avenue. Per City code, spacing of 250-feet is required from other driveways and intersections and 125-feet from the side property line. Left turns into the alley will cause vehicles to stack in the northbound through lane due to southbound vehicle stacking. 18. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to University Avenue including 5-foot sidewalks with the planned development per the Master Street Plan and the State Farm Intersection Safety Study. A payment should be made in-lieu of construction for sidewalk and 6-feet of street widening. October 30, 2014 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5534-B 5 19. North University Avenue is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30-feet from centerline will be required. Where a principal arterial street intersects a collector street an additional 10-feet or right-of-way should be dedicated for a right turn lane. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy does not object to this proposal. 3-phase power is available from the east side of University Avenue and single phase power is available from the south side of the alley to the south of the property. Contact Entergy in advance to determine service requirements, line routing and easements. No facilities appear to be in conflict with project at this point. Center-Point Energy: Please be advised that Centerpoint Energy (CNP) owns and operates natural gas facilities within the Right-Of-Ways (ROW) constraining this Planned Office Development. We request that these ROW’s be retained and that Arkansas One Call be notified before the commencement of any construction activities. If there are any questions or concerns please contact CNP immediately. Center-Point Energy: No comment received. AT & T: No comment received. Fire Department: Fire Department access, 20-foot drive lanes at entrance minimum, hydrants as per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The area is not currently served by CATA at this location but currently Routes #21, University Avenue and #1, Pulaski Heights are in the area. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. October 30, 2014 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5534-B 6 Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. The Residential Low Density category provides for single family homes at densities not to exceed 6-units per acre. Such residential development is typically characterized by conventional single family homes, but may include patio or garden homes and cluster homes, provided that the density remain less than 6-units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to PDO (Planned District Office) to allow the development of a bank on this site. Master Street Plan: ‘R’ Street is a Local Street and University Avenue is a Collector 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. 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 is a Class III Bike Route shown along University Avenue. Bike Routes require no additional right-of-way or pavement markings, but only a sign to identify and direct the route. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the City, Section 15-81. 3. A perimeter planting strip is required along any side of a street right-of way or 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. October 30, 2014 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5534-B 7 a. Four (4) trees will be required adjacent to the ‘R’ Street right-of-way. b. The City of Little Rock will not accept crape myrtles to meet tree requirements. 4. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building 5. 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 6. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 7. A landscape irrigation system shall be required for developments of one (1) acre or larger. If an irrigation system is not provided for developments of less than one (1) acre a there shall be a water source within seventy-five (75) feet of the plants to be irrigated. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (October 8, 2014) The applicant was present. Staff presented the item stating the request was a rezoning from R-2, Single-family to PD-O to allow the construction of a branch bank facility on the site. Staff stated there were a few outstanding technical issues in need of addressing prior to the Commission acting on the request. Staff requested the applicant provide the proposed signage plan, the location of any proposed dumpsters and the hours of service, the days and hours of operation of the bank and if there were any alternate uses being proposed for the site. Public Works comments were addressed. Staff stated dedication of right of way was required along ‘R’ Street to meet commercial street standard. Staff stated an addition 10-feet of right of way was required on North University Avenue to allow for construction of a right turn lane which would extend from north of October 30, 2014 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5534-B 8 ‘R’ Street southward to Cantrell Road. Staff stated the driveways on ‘R’ Street would require variances due to the drives not being properly spaced from the intersections and property lines. Staff also stated the driveway on North University Avenue would not be allowed. Staff noted the site would not be allowed to drain from the southwestern corner through the alley as indicated. Staff stated the stormwater was to be piped to the creek either through the alley or by picking up the water and piping the water to ‘R’ Street for discharge at the creek. Landscaping comments were addressed. Staff stated the site would require land use and street buffers at the time of development. Staff stated screening was required along the southern and western perimeters where adjacent to the single-family zoned and used property. Staff stated interior landscaping was required to comply with the City’s landscape ordinance requirements. 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 October 8, 2014, Subdivision Committee meeting. The revised plan has eliminated the driveway from North University Avenue. The applicant has provided details concerning the proposed signage plan, the days and hours of operation and indicated there will not be a dumpster located on the site. No alternate uses have been requested for the site. The request is to rezone four (4) lots located on the south side of ‘R’ Street from R-2, single-family to PD-O to allow the development of a new branch facility to serve Regions Bank, the current owners of the property. The proposed building is a one-story structure with a maximum height of 25-feet containing approximately 3,200 square feet. The building is proposed with 4-drive-thru lanes along the western side of the building. The hours of operation for the drive-thru are Monday through Friday from 8:30 am to 5:00 pm and Saturday from 10:00 am to 12:00 noon. There will be an ATM located within the drive-thru area which will allow 24-hour access. The exterior skin of the building is proposed with brick veneer, glass and an aluminum panel system. The site plan includes two (2) access drives from ‘R’ Street. The driveways as proposed do not comply with the typical development standards of the City’s Boundary Street Ordinance or the City’s Subdivision Ordinance with regard to distances from intersections and distances October 30, 2014 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5534-B 9 from property lines. Per City code, spacing of 250-feet is required from other driveways and intersections and 125-feet from the side property line. The eastern most drive is located 40-feet from the new property line on North University Avenue. The western most drive is located 25-feet from the western property line and the drives are spaced 105-feet, center to center, apart. Staff is not supportive of the requests. The plan as presented allows for the placement of the drive-thru activities along the western boundary which is located immediately adjacent to a single-family home. Staff feels the activity as well as the lighting of this development will negatively impact the home as a residence. Zoning in the general area is R-2, O-3, C-3 and C-4. Zoning west of North University is primarily R-2, with the exception of the southwest and northwest corners at the Kavanaugh Boulevard and North University Avenue intersection. The northwest corner is zoned O-3 and the southwest corner is zoned C-3, which was accomplished by a court action a number of years ago. The blocks east of North University Avenue, the Heights commercial district, are zoned O-3, C-3 and C-4. Land use corresponds to the existing zoning with the nonresidential uses concentrated east of North University, between Kavanaugh and Cantrell Road. West and south of the lots under consideration, the use is exclusively single family residential. The West Little Rock land use plan identifies the site as single-family. The plan shows the southwest and northwest corners of the Kavanaugh/North University intersection for office use, and staff feels that is the plan’s intent to restrict office zoning to the corners identified on the plan. A rezoning to office is an intrusion into an established single family neighborhood and could have an adverse impact on the surrounding residential properties. If the lots are rezoned, an undesirable zoning pattern will be created and make it difficult to deny other requests in the immediate area. North University should be reinforced as the zoning boundary at ‘R’ Street by not endorsing the proposed reclassification. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (OCTOBER 30, 2014) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of denial. Mr. Randy Frazier addressed the Commission on behalf of the applicant. He stated Regions Bank was looking to maintain a location in the Heights. He stated the bank October 30, 2014 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5534-B 10 had been in the Heights for over 40 years and had recently lost their lease on the existing branch. He stated Regions looked in a number of locations to find property suitable for their use. He stated this property had been vacant for a number of years and prior to the vacancy the property across the street was a church and this property was run down housing. He stated there were a number of commercial properties and more specifically banks located adjacent to single-family in the Heights. He stated within the Heights area there were 14 banks, many located adjacent to single-family homes. He stated west of University was already commercial. He stated there was a bank located just to the north of this site on the corner of University and Kavanaugh. Mr. Frazier stated banks were typically low traffic generating businesses. He stated with on-line banking customers did not have to go to a bank to make all their transactions. Mr. Chris Kirschner of BDG Architects presented the overall design to the Commission. He stated the building would be designed and constructed to be compatible with the residential homes in the area. He stated the building height was 15-feet and the tower element was 20-feet. He stated the new building would contain all the latest technology to assist the customer. He stated the total finished space for the building was 2,700 square feet. He stated two driveways were required on ‘R’ Street to allow for proper circulation and safety. He stated the distance of the property was only 190-feet which did not allow the 250-foot distance required for driveway spacing per City ordinance. He stated the original design included a driveway on North University Avenue but staff requested the drive be removed which the developer's did agree to removing. Mr. Kirschner stated the developers were providing the City with an additional ten (10) feet of right of way to allow for the placement of a dedicated right turn lane extending to Cantrell Road. He stated the site would include landscaping and screening along the western perimeter. He stated the fence would be placed on top of wall and the fence would most likely be seven (7) to eight (8) feet tall along the west property line. He stated the landscaping would be placed in layers to help visually mask the facility and to aid in sound deflection. The project engineer addressed the Commission on the proposed stormwater detention. He stated currently the water was draining down ‘R’ Street and the alley as surface drain. He stated with the new development the water would be captured and placed in a pipe and piped to the creek to the west. Mr. David Giles Schrader addressed the Commission in opposition of the request. He stated his home was located at 53 Normandy Lane. He stated the home had been in his family for three (3) generations. He stated Normandy was a quiet residential street. He stated the street was a narrow street and was designated as one-way. He stated the site was a good location for garden style homes or townhomes with multiple units. He stated the Heights needed more homes in the area to support the demand for housing. He stated he preferred the site remain residential. October 30, 2014 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5534-B 11 Mr. Steve Giles addressed the Commission in opposition of the request. He stated this area of the Heights was a viable area for residential housing. He stated the bank on the corner of Cantrell and Kavanaugh was the result of a 1950’s lawsuit. He stated Cantrell and Kavanaugh was a major intersection. He stated ‘R’ Street was a residential street accessing a narrow residential street which was one lane wide. He stated if the bank located at this site the traffic exiting the bank would back track into the neighborhood. He stated traffic on North University Avenue stacked beyond ‘R’ Street and unless someone was kind to let you out, you sat. Ms. Dawn Vandiveh addressed the Commission in opposition of the request. She stated her home was located at 6 Normandy Drive. She stated the street was a narrow street. She stated she did not want to look at a bank out her front door. She stated the street was a narrow street and did not allow for two (2) way traffic. Ms. Lauren Railey addressed the Commission in opposition of the request. She stated her home was located at 6112 Cantrell Road and she did not want a commercial business at this location. She stated the bank would have negative impacts on property values. She stated she had made a substantial investment in her home and did not want to see the value of her home go down. She stated Normandy and ‘R’ Streets were quiet residential streets. She stated University Avenue was a mess and traffic was often backed up. She stated with commercial the congestion would only get worse. Ms. Judy Gaddy addressed the Commission in opposition of the request. She stated she had lived in the Heights since 1993. She stated she traveled the streets daily and during peak hours traffic was backed up to turn left onto Cantrell Road. She stated the addition of the bank would only increase traffic in the area. She stated Normandy was not a street, she stated she realized it was a dedicated right of way but the street was a narrow street or more like a lane than a typical City street. She stated Normandy could not take the increase in traffic that the bank would generate. Ms. Tanya Clayton addressed the Commission in opposition of the request. She stated her back door was located 35-feet from the proposed bank. She stated the driveway was located 12 feet from her driveway. She stated her home was located at the bottom of the hill and ‘R’ Street traveled upward to University. She stated the bank would loom over her backyard. She stated when there were homes located on the site the neighbors would often wave to each other. She stated she did not want to wave at customers of the bank from her back yard. She stated Normandy was a narrow street and did not need the additional traffic the bank would generate on these quiet residential streets. Ms. Tricia Brown addressed the Commission in opposition of the request. She stated traffic on Normandy and ‘R’ was primarily residential traffic. She stated the bank on Kavanaugh and University was the result of a lawsuit and had been a commercial business even back in the 1930’s. She stated traffic on Kavanaugh and University was October 30, 2014 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5534-B 12 very heavy. She stated to make a left turn from University into the bank at the intersection often backed traffic in both directions to allow customers to enter. She stated as was previously mentioned this was an appropriate location for garden style homes and not an appropriate location for commercial. Ms. Ruth Bell, League of Women Voters Pulaski County, addressed the Commission in opposition of the request. She requested the Commission maintain the residential zoning for the lots. She stated if this property was rezoned then there would be pressure to rezone the lots across the street as well as the house on the corner of Cantrell and University. She stated the bank had a 24 hour component with the ATM located adjacent to the single-family home to the west. She stated the best way to keep the Heights a viable neighborhood was to hold the line and turn down this application. Mr. Norman Hodges addressed the Commission in opposition of the request. He stated he was the President of the Heights Neighborhood Association. He stated this represented 600 homes which were opposed to the rezoning request. He stated within the last few years the residents of the neighborhood had spent a sizable amount of money from their own pockets to improve the area. He requested the Commission hold the line and not allow the rezoning. Mr. Frazier stated additional right of way would be provided on ‘R’ Street to meet the City’s Master Street Plan requirements. He stated improvements would be completed to ‘R’ Street and additional right of way would be provided on University Avenue to allow for a dedicated right turn lane onto Cantrell Road. He stated there would be few cars accessing the site. He stated the fencing and landscaping would limit the line of sight from this development to the adjacent homes. He stated Regions had been in the neighborhood for 40 plus years. He stated they did not take finding a location lightly. He stated they felt this location was the best location for the branch bank. Commissioner Bubbus questioned staff as to the traffic and stacking on Cantrell Road. Staff provided aerial views of the cars stacked on Cantrell Road. Staff noted the times of the photos varied but at most times cars were stacked on University traveling north. Staff stated if a north bound car wanted to turn left from Cantrell Road onto ‘R’ Street this would back up cars, potentially into the intersection of Cantrell Road which would then shut down Cantrell Road. Commissioner Bubbus questioned the need for four (4) drive-through lanes if this was not going to be a “busy bank”. Mr. Kirschner stated historical data drove the model in determining the number of lanes needed for the facility. The Commission questioned the nearest location for a Regions Bank. It was noted there was a branch in Riverdale and on Cantrell at Foxcroft, both less than a few miles from their existing location in each direction away. October 30, 2014 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5534-B 13 Staff stated they felt some additional historical information should be provided. Staff stated they did not feel it appropriate to say there were lines in the sand concerning zoning. Staff stated the zoning in this area had a 100 year history. Staff stated the zoning dated to 1937 and had been occupied by commercial. Staff stated the access to these commercial uses was from Kavanaugh Boulevard. Staff stated the Bank of America was the result of a court action which deemed the property as commercial which ultimately allowed the bank to locate on the site. Staff stated the church was allowed to locate on the northern lots prior to 1980 when churches could locate in residential zoning districts without the benefit of a public review. Staff stated this was no longer the case. Staff stated the impact of this development on the neighborhoods to the west did justify a line in the sand. Staff stated this was a neighborhood where only a few blocks away residents were paying 1-million dollar to tear a house down to rebuild a new home. Staff stated this was a great location for patio homes or garden homes. Staff stated the banks mentioned all took access from Kavanaugh Boulevard. Staff stated the impacts of this development on the residential were numerous and requested the Commission deny the request. There was no further discussion of the item. The chair entertained a motion for approval of the item. The motion failed by a vote of 0 ayes, 9 noes, 1 absent and 1 recusal (Chairman Fountain). October 30, 2014 ITEM NO.: 7 FILE NO.: Z-5649-D NAME: Accu Brand Long-form PD-I LOCATION: Located at 10915 Stagecoach Road DEVELOPER: Accu-Brand Gary Hall P.O. Box 241635 Little Rock, AR 72223 SURVEYOR: Global Surveying Consultants, Inc. 6511 Heilman Court North Little Rock, AR 72118 AREA: 8.949 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family with a CUP for a church ALLOWED USES: Single-family and a Church PROPOSED ZONING: PD-I PROPOSED USE: Machine shop VARIANCE/WAIVERS: None requested The applicant submitted a request dated October 14, 2014, requesting deferral of this item to the December 18, 2014, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (OCTOBER 30, 2014) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated October 14, 2014, requesting a deferral of this item to the December 18, 2014, public hearing. Staff stated they were supportive of the deferral request. October 30, 2014 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5649-D 2 There was no further discussion of the item. The Chair entertained a motion for approval of the item, as presented by staff. The motion carried by a vote of 11 ayes 0 noes and 0 absent. October 30, 2014 ITEM NO.: 8 FILE NO.: Z-6829-D NAME: 1700 Kirk Road Revised Long-form POD LOCATION: Located at 1700 Kirk Road DEVELOPER: 1700 Kirk, LLC 1701 Centerview Drive, Suite 102 Little Rock, AR 72211 ENGINEER: Development Consultants, Inc. 2200 North Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: 11.42 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF CURRENT ZONING: POD ALLOWED USES: O-2, Office and Institutional District Uses PROPOSED ZONING: Revised POD PROPOSED USE: O-2, Office and Institutional District Uses and the allowance of the accessory uses as identified in the O-2, Office and Institutional Zoning District VARIANCE/WAIVERS: 1. The developer is requesting a variance from the City’s Land Alteration Ordinance to allow for an excavation permit for the entire site area in advance of a building permit. 2. The developer is requesting a variance from Section 30-43 and 31-210 to allow the drives nearer the property lines than typically allowed. 3. The developer is requesting a variance to allow buildings to be placed as close as 15-feet horizontally from the maximum ponding area at the 564.00 contour. All buildings will have a minimum finish floor elevation of 567.00 or greater. 4. A variance to allow the placement of the sidewalk on one side of the southern entrance drive. October 30, 2014 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6829-D 2 5. A variance from Section 30-43 and Section 31-210 to allow for driveways nearer the intersection than typically allowed. BACKGROUND: Ordinance No. 20,907 adopted by the Little Rock Board of Directors on July 15, 2014, rezoned the property from MF-18 to O-2, Office and Institutional District. The property contained 11.42 acres and was proposed for a future office development. As a separate item the Board of Directors adopted Ordinance No. 20,905, also adopted by the Board of Directors on July 15, 2014, allowed a revision to the City Future Land Use Plan changing the future land use designation from Residential High Density to Office. Ordinance No. 20,927 adopted by the Little Rock Board of Directors on September 2, 2014, rezoned the property from O-2, Office and Institutional District to POD. The approval allowed the development of multiple buildings on this 11.42-acre site. The approved uses included the uses allowed within the O-2, Office and Institutional Zoning District. There were variances associated with the request. The approval allowed a variance from the City’s Land Alteration Ordinance to allow for an excavation permit for the entire site area in advance of a building permit, a variance from Section 30-43 and 31-210 to allow the drives nearer the property lines than typically allowed by ordinance and a variance to allow buildings to be placed as close as 15-feet horizontally from the maximum ponding area at the 564.00 contour. All buildings were to have a minimum finish floor elevation of 567.00, or greater. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a revision to the previously approved Planned Office Development (POD) to create two (2) additional tracts at the south end of the property. The tracts are planned to be transferred to the adjacent owners to the west and south, respectively at some point in the future. Additionally the requested revision includes a small increase in the allowable building square footage for the southern-most building. In addition to the previously approved variances the applicant is requesting a variance to reduce the requirement for the placement of a sidewalk on both sides of the proposed private drive/street. The applicant is requesting the variance to allow the placement of the sidewalk on one side only. There is also a variance from Sections 30-43 and 31-210 to allow for the internal driveway accessing the office development nearer the intersection with Kirk Road than typically allowed. October 30, 2014 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6829-D 3 The variance request is in addition to the three (3) variances that were approved in the previous POD approval. B. EXISTING CONDITIONS: The property is currently undeveloped and grass covered. Undeveloped C-1, Neighborhood Commercial zoned property is located to the north and northeast along Rahling Road. Also to the northeast and northwest of this site are multi-family developments. O-2, Office and Institutional District and O-3, General Office District zoned property is located to the south and southwest of this site. Fellowship Bible Church is located to the southeast of this property on the east side of Kirk Road. An undeveloped POD zoned property is located to the east of this site at the northeast corner of Wellington Village and Kirk Roads. 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 Villages of Wellington Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. All driveways shall be concrete aprons per City Ordinance. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. The applicant is requesting an advance grading variance for the entire site to be graded with construction of the first phase. 4. Stormwater detention ordinance applies to this property. 5. Building 2 is proposed to be constructed over the stormwater pipe. The pipe should be moved from under the building. 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. October 30, 2014 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6829-D 4 8. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveway spacing on an arterial street is required by ordinance to be 150-feet from the side property line and 300-feet from other driveways and intersections. A variance must be requested for the northern driveway off Kirk Road. 9. Provide a letter prepared by a registered engineer certifying the sight distance at the driveway intersection(s) comply with 2004 AASHTO Green Book standards. 10. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 11. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as-built certification is required for construction of the retaining wall. 12. Per the City of Little Rock Drainage Manual, in no case shall the limits of maximum ponding elevation be closer than 30-feet horizontally from any building and less than 1-foot vertically below the lowest sill or floor elevation. The previous application was approved showing the building 15-feet from the maximum ponding elevation. 13. Per the City of Little Rock Drainage Manual, maximum side slopes for the fluctuating area of permanent lakes shall be 1-foot vertical to 3-feet horizontal (3:1) unless provisions are included for safety, stability, and ease of maintenance. 14. Per the Master Street Plan, sidewalks are required to be constructed on both sides of commercial streets. A variance must be requested to place sidewalk on one side of the street. 15. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveway spacing on a commercial street required by ordinance to be 125-feet from the side property line and 250-feet from other driveways and intersections. A variance must be requested for the proposed south street off Kirk Road. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available for Lot 1. Sewer main extension required, with easements, for Tract 1 and 2 if sewer service is required for these tracts. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. Contact Entergy well in October 30, 2014 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6829-D 5 advance to work out service requirements and extension details as the area is all serviced via underground lines. There are 3-phase lines well to the east, south and north of this property which might be available as options. 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. 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. 4. 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. 5. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 6. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 7. Contact Central Arkansas Water if additional fire protection or metered water service is required. 8. 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 October 30, 2014 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6829-D 6 Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 9. 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. 10. 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. 11. 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 pre code, maintain access per code, entry drives 20-feet per lane at island are required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The area is not currently served by CATA and not currently included in CATA’s long-range plan. While this location is not in the long range plans, it appears it could concentrate ridership potential in the future. CATA would request for consideration in ADA accessible sidewalks and a pullout, while they not may be used by CATA for some time, could help with traffic congestion in the future. 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. October 30, 2014 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6829-D 7 Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Office (O) for this property. The office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The applicant has applied for a revision to their existing POD (Planned Office District) zoning to modify the previously approved development by adding two (2) tracts on this site with no use changes. Master Street Plan: Kirk 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 Kirk Road. 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. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the City’s landscape ordinance requirements. 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. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet 5. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be three hundred (300) square feet for developments with more than one hundred fifty (150) 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 October 30, 2014 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6829-D 8 landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 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: (October 8, 2014) The applicant was present. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request. Staff stated the Commission had previously approved a POD zoning for this site and the only modifications were to allow the creation of two (2) additional tracts and to allow a slightly larger building footprint for one (1) of the buildings. Staff stated one (1) of the tracts would be transferred to an adjacent property to allow their ownership to have access to Kirk Road. Staff stated the second tract would most likely also be transferred to an adjacent property owner in the future. Public Works comments were discussed. Staff stated in addition to the previously approved variances the development was creating a variance to allow the driveway accessing the site from the newly created drive entering the adjacent property to be located nearer the intersection than typically allowed. Staff stated the second was to allow the placement of sidewalk along one (1) side of the drive in-lieu of on both sides of the driveway. Staff noted the comments from the various other agencies stating there were few if any changes to the previously approved development. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the October 8, 2014, Subdivision Committee meeting. The revised plan notes two (2) additional variances being requested from the original approval. The revised plan indicates Building 1 containing 33,534 square feet as opposed to the previously approved 27,000 square feet. The applicant is seeking approval of October 30, 2014 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6829-D 9 uses as allowed within the O-2, Office and Institutional Zoning District as well as the accessory uses as allowed within the O-2, Office and Institutional Zoning District. The buildings will be constructed as one and two-story structures with a maximum building height of 45-feet. The building construction will be completed in three (3) phases. Phase 1A includes the construction of Building 1 and the associated parking and drive isles. Phase 1B will include the construction of Building 2 and the associated parking and drive isles. Phase 2 will include the construction of Building 3. The final phase consists of the construction of Building 4 and completion of the parking areas. There will be a common access and parking agreement to allow cross connecting drives and parking through the development. Building 1 is proposed as a two (2) story building containing a maximum of 33,550 square feet with a maximum building height of 48-feet. Building 2 is proposed as a 1-story building containing a maximum of 11,250 square feet and a maximum building height of 25-feet. Building 3 is proposed as a 2-story building containing a maximum of 27,000 square feet and a maximum building height of 48-feet. Building 4 is proposed with a maximum building height of 48-feet and a maximum building area of 33,000 square feet. The total square footage on the site plan includes 104,784 square feet and 11.66-percent building coverage. The floor area ratio for the site is 21.06-percent. The interior landscape area is 11.83-percent and the total number of parking spaces provided is 424 spaces for a parking ratio of 4.046 to 1,000. The buildings will be structural steel frame (steel columns, beams and bar joints) with concrete foundations and floor slabs. The roofs will be primarily low-slope single-ply membrane over rigid insulation on metal deck, typically with a parapet at the perimeter. Some exposed standing seam metal roofing will be used on limited areas. Exterior facades will be a combination of masonry (brick or stone) and aluminum and glass storefront with limited areas of insulated composite metal panels or other accent material. Overhangs, shading devices and other exterior fenestration will be incorporated into the designs to provide interest and control solar gain. The site plan includes the placement of monument signs along Kirk Road and one interior monument sign for Lot 1. The plan also includes the placement of a monument sign for Tract 1. Three monument signs will serve Lot 1. All signs requested will be ten (10) feet high and one hundred (100) square feet in area. Building signage will be placed as typically allowed in office zones or a maximum of ten percent of the façade area abutting a public street. October 30, 2014 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6829-D 10 A note on the site plan states a dense evergreen screening will be provided along the northwestern portion of the site to provide screening from the adjacent existing multi-family housing property. No additional fencing is anticipated with the development. Should fencing be proposed in the future all fencing would comply with the typical standards for placement and height of fencing allowed in office zones. There are variances associated with the request. The developer is requesting a variance from the City’s Land Alteration Ordinance to allow for an excavation permit for the entire site area in advance of a building permit. The applicant has stated grading of the entire site with the initial construction allows the site to balance eliminating the need for hauling material from the site only to bring material back to the site when a subsequent building is constructed. The request includes a variance from Section 30-43 and 31-210 to allow the drives nearer the property lines than typically allowed. The northern most drive does not comply with the typical requirement of being located 150-feet from the property line 37.03-feet. Staff is supportive of the variance requests. The drive is proposed as a right-in/right-out driveway. The applicant’s engineer has provided certification stating the sight distance at this location is adequate. The request includes a variance to allow buildings to be placed as close as 15-feet horizontally from the maximum ponding area. Per the City of Little Rock Drainage Manual, in no case shall the limits of maximum ponding elevation be closer than 30-feet horizontally from any building and less than 1-foot vertically below the lowest sill or floor elevation. The variance would allow buildings to be placed as close as 15-feet horizontally from the maximum ponding area at the 564.00 contour. All buildings will maintain a minimum finish floor elevation of 567.00 or greater. In addition to the previously approved variances the applicant is requesting a variance to reduce the requirement for sidewalk on both sides of the proposed private drive/street. The applicant is requesting the sidewalk placement be limited to one (1) side of the private drive/street only. There is also a variance from Section 30-43 and Section 31-210 to allow for the internal driveway accessing the office development nearer the intersection with Kirk Road than typically allowed. The drive is located as far from the intersection as feasible but continues to require a variance. October 30, 2014 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6829-D 11 Staff is supportive of the request. The applicant is proposing a rezoning from O-2, Office and Institutional District to POD to allow the development of an office development with similar development criteria as the O-2 zoning district. To staff’s knowledge there are no outstanding technical issues associated with the request. Staff feels the office development as proposed is appropriate. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the following variances associated with the request: a. The variance request from the City’s Land Alteration Ordinance to allow for an excavation permit for the entire site area in advance of a building permit. b. The variance request from Section 30-43 and 31-210 to allow the drives nearer the property lines than typically allowed. c. The variance request to allow buildings to be placed as close as 15-feet horizontally from the maximum ponding area at the 564.00 contour. All buildings must have a minimum finish floor elevation of 567.00 or greater. d. The variance to allow the placement of the internal driveway accessing the office development nearer the intersection with Kirk Road than typically allowed. e. The variance to allow the placement of the sidewalk along the private drive/street on one side only. PLANNING COMMISSION ACTION: (OCTOBER 30, 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. October 30, 2014 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6829-D 12 Staff presented a recommendation of approval of the following variances associated with the request: a. The variance request from the City’s Land Alteration Ordinance to allow for an excavation permit for the entire site area in advance of a building permit. b. The variance request from Section 30-43 and 31-210 to allow the drives nearer the property lines than typically allowed. c. The variance request to allow buildings to be placed as close as 15-feet horizontally from the maximum ponding area at the 564.00 contour. All buildings must have a minimum finish floor elevation of 567.00 or greater. d. The variance to allow the placement of the internal driveway accessing the office development nearer the intersection with Kirk Road than typically allowed. e. The variance to allow the placement of the sidewalk along the private drive/street on one side only. There was no further discussion of the item. The Chair entertained a motion for approval of the item, as presented by staff. The motion carried by a vote of 11 ayes 0 noes and 0 absent. October 30, 2014 ITEM NO.: 9 FILE NO.: Z-6860-D NAME: Markham and Harrison Short-form POD LOCATION: Located at 5300 West Markham Street DEVELOPER: Mr. Jim Irwin 1701 Centerview Drive, Suite 201 Little Rock, AR 72211 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.63 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: O-3, General Office District – Mid-town DOD ALLOWED USES: General office PROPOSED ZONING: POD PROPOSED USE: Office VARIANCE/WAIVERS: A variance to allow a reduction in the right of way required for Harrison Street, ‘A’ Street and West Markham Street and a variance to allow a reduced alley dedication for the internal alley extending from Harrison Street. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The project is located on the northwest corner of West Markham and Harrison Streets. The property is currently four (4) platted lots containing 0.6308-acres. The site contains two (2) office buildings, a paved parking lot and a single-family home. There is a platted alley which runs east/west through the site. The improvements include the removal of the existing structures and the construction of a new office building and associated parking on the site. The building is proposed containing 7,644 square feet of floor area. The plan includes the October 30, 2014 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6860-D 2 placement of nine (9) parking spaces on the south side of the alley and the placement of 51-parking spaces north of the alley with two (2) drives proposed from ‘A’ Street. The request includes a reduction in the required right of way dedication on Harrison Street, West Markham Street and ‘A’ Street. The existing right of way on Harrison and ‘A’ Streets is 50-feet. Based on the Boundary Street and Subdivision Ordinances a total right of way width of 60-feet, 30-feet from centerline is required. The request includes a reduction in the right of way required on West Markham Street. The applicant is seeking to maintain the existing right of way and not provide the radial dedications at the intersections of West Markham and Harrison Streets and Harrison and ‘A’ Streets. The request also includes a variance for the right of way dedication for the alley located within the development. The ordinance would typically require a 20-foot dedication for the alley. The existing alley is 15-feet in width. B. EXISTING CONDITIONS: The site contains two (2) office buildings a single-family residence and a paved parking lot. The uses in this area along West Markham Street are primarily non-residential uses and the uses along ‘A’ Street in this area are predominately residential. Across from the site on West Markham Street is the War Memorial Golf course, War Memorial Stadium and further south if the Little Rock Zoo. 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 Hillcrest Residents Neighborhood Association were notified of the public hearing. The Mid-town Advisory Board reviewed the request at their October 10, 2014, meeting. Due to a lack of information concerning the design elements of the proposed development and areas of compliance and non-compliance with the Mid-town DOD standards the Advisory Board voted to not take a position. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Due to the proposed use of the property, the Master Street Plan specifies that North Harrison Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30-feet from centerline. A variance must be requested for a reduction in right-of-way dedication. October 30, 2014 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6860-D 3 2. West Markham Street is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 35-feet from centerline will be required. 3. A 20-foot radial dedication of right-of-way is required at the intersection of West Markham Street and North Harrison Street. 4. Due to the proposed use of the property, the Master Street Plan specifies that ‘A’ Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30-feet from centerline. 5. A 20-foot radial dedication of right-of-way is required at the intersection of ‘A’ Street and North Harrison Street. 6. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 7. Sidewalks with appropriate handicap ramps are required to be installed adjacent to ‘A’ Street in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 8. 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. 9. Sidewalks with appropriate handicap ramps are required to be installed along North Harrison Street in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 10. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Due to the driveway spacing requirements only one (1) driveway is allowed by code on ‘A’ Street. A variance must be requested for the 2-driveways. 11. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. On North Harrison Street, driveways should be spaced at least 250-feet from other driveways and intersections and 125-feet from side property lines. A variance must be requested for the drop-off driveways on North Harrison Street. 12. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. October 30, 2014 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6860-D 4 Entergy: Entergy does not object to the proposed building and there are no power lines in conflict. However, there is a 3-phase power line in the alley which will conflict with the screened dumpster location. Please work with Entergy for the final location of the dumpster or for potential relocation of the power lines. Center-Point Energy: Please be advised that Centerpoint Energy owns and operates natural gas facilities within the alley between West Markham and ‘A’ Streets. Centerpoint Energy requests that this alley right-of-way be maintained, otherwise a utility easement be established. Centerpoint Energy insists “AR One Call” be called prior to any construction activities. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Contact Central Arkansas Water if additional fire protection or metered water service is required. 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 October 30, 2014 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6860-D 5 point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 8. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s 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. 9. 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. 10. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Fire hydrants per code, increase the alley 20-feet for access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The area is currently served by CATA by Route #5, West Markham. The development consists of a planned office development. Since it appears there will be no curb cuts on West Markham Street CATA requests consideration of ADA accessible sidewalks at this location. If curb cuts are placed on West Markham Street CATA would request a pullout to enable buses to pullout of traffic to serve this location when improvements are made. 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: Building occupancy October 30, 2014 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6860-D 6 separations as per code will be required. Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Office (O) for this property. The office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The applicant has applied for a rezoning from O-3 (General Office District) to POD (Planned Office District) to allow the development of an office building on this site. The site is within the Midtown Design Overlay District area. Master Street Plan: West Markham Street is shown as a Minor Arterial and North Harrison Street is 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 West Markham Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements and the Midtown Overly District. 2. When the structure is not built to the property line, landscaping is required in the area between the building and property line. 3. 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. A minimum 6.75-foot street buffer strip is required adjacent to the parking along the east property line. 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. October 30, 2014 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6860-D 7 The property is located in the City’s designated mature area. A 25% reduction of the perimeter requirements is acceptable. a. A minimum 6.75-foot perimeter planting strip is required adjacent to the vehicular use area at the west property line. 5. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. A 25% reduction of the interior green space requirements is acceptable. 6. A landscape irrigation system shall be required for developments of one (1) acre or larger. 7. Trees greater than fourteen (14) inches in diameter, measured at four and one-half (4.5) feet above the ground, shall be protected from removal and damages in future development of the district. Any development within fifty (50) feet of any such tree shall be reviewed prior to development to assure protective measures are included and in place. 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: (October 8, 2014) Mr. Tim Daters of White-Daters and Associates 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 as well as technical aspects of the Mid-town DOD which had not been addressed. Staff stated they would not go through the items one by one but did need Mr. Daters to respond to each of the items before the final analysis could be prepared. Public Works comments were addressed. Staff stated right of way dedication was required on ‘A’ Street and North Harrison Street to meet the Master Street Plan requirements. Staff stated the site plan included a drop-off on North Harrison Street which would require a variance from the Master Street Plan and Boundary Street ordinances. Staff stated a grading permit was required with the redevelopment of the site. Staff stated a variance was required to allow the placement of two (2) drives on ‘A’ Street and to allow the location of the drives as proposed. October 30, 2014 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6860-D 8 Landscaping comments were addressed. Staff stated the plan as presented did not comply with the Midtown DOD nor the City’s Landscape ordinance. Staff stated to allow the landscaping as proposed on ‘A’ Street and the western perimeter of the parking lot would require a variance from the City Beautiful Commission. H. ANALYSIS: The applicant submitted a revised site plan based on comments raised at the October 8, 2014, Subdivision Committee meeting. The revised plan as eliminated the drop-off, eliminated one of the drives on ‘A’ Street, provide the required landscape strip along the property lines and indicated all the design criteria of the Mid-town DOD will be meet with the final development plan for the site. The project is located on the northwest corner of West Markham and Harrison Streets. The site currently contains two (2) office buildings, a paved parking lot and a single-family home. There is a platted alley which runs east/west through the site. The improvements include the removal of the existing structures and the construction of a new office building and associated parking on the site. The plan indicates the construction of a single building containing 7,644 square feet or potentially two (2) buildings containing a maximum of 7,644 square feet. The plan includes the placement of eight (8) parking spaces on the south side of the alley and the placement of 38-parking spaces north of the alley with a single drive from ‘A’ Street. The request includes a reduction in the required right of way dedication on Harrison and ‘A’ Streets. The existing right of way is 50-feet. Based on the Boundary Street and Subdivision Ordinances a total right of way width of 60-feet, 30-feet from centerline is required. The applicant is requesting the reduction in the required right of way since north of ‘A’ Street the area becomes residential and a 50-foot right of way is typically required. The request also includes a reduction in the right of way dedication on West Markham Street. According to the applicant West Markham Street is functioning properly and additional right of way is not required to maintain traffic flows in the area. The applicant is also requesting to not provide the radial dedications of right of way at the intersections of West Markham and Harrison Streets and Harrison Street and ‘A’ Street. The request includes a reduction in the right of way dedication for the alley located within the development. The ordinance typically requires a 20-foot dedication for the alley. The existing alley is 15-feet in width. The site plan indicates the development will provide a minimum pavement width of 20-feet. October 30, 2014 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6860-D 9 The site plan as presented includes landscaping along the western perimeter of the site. The landscape strip along Harrison Street, ‘A’ Street and the western perimeter are indicated at six feet nine inches (6’9”). Since the site is located within the Designated Mature Area of the City for landscaping a reduction in the landscape strip to six (6) feet nine (9) inches is allowed. The site is located within the Mid-town Design Overlay District. Per the DOD the façade for new construction is to be a minimum of 60 percent glass-windows, entry features or displays. The applicant has indicated the final design elements of the building have not been completed but the new construction will fully comply with the DOD requirements. The primary façade of the building is to be oriented parallel with the street. The front of the building is located along West Markham Street. The applicant has stated there will be customer entrances and exits to the abutting streets with an employee entrances from the rear of the building. The building is proposed as a single story building. The applicant has indicated wall projections and recesses will be provided along the wall facades as required by the DOD. Arcades, display windows, entry areas or awnings will be placed along at least sixty percent of the façade as required by the DOD. According to the applicant exterior building materials and colors will be aesthetically pleasing and compatible with materials and colors used in the neighboring developments. The predominate exterior building materials will be high quality materials such as brick, wood, stone, tinted stucco, EIFS, concreate masonry units. The façade colors will be low reflectant, subtle, neutral or earth tone with trim and accents brighter colors. The predominant exterior building materials will not be smooth faced concreate block, tilt-up concreate panels or prefabricated steel panels. Per the DOD the front building setback may be zero but will not be more than 20 feet. The site plan indicates the placement of a ten (10) foot building setback along West Markham Street. The building setback on Harrison Street is indicated at 14-feet. The western side yard setback is five (5) feet which is adjacent to office zoned and used property. Per the DOD no more than one driveway per block face is permitted and driveways and parking lot entrances-exits are to be combined and where appropriate located in alleys. The site plan indicates the use of the alley for access to the proposed parking areas. There is one driveway located on ‘A’ Street. The plan does not provide protect pedestrian walkways through the October 30, 2014 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6860-D 10 parking lots and does not include pedestrian linkages through parking areas and to adjacent buildings or developments. Per the DOD alleys are limited to 20-feet in width unless needed for emergency access vehicles. The fire department has requested the alley be constructed to a minimum of 20-feet in width to provide adequate maneuvering for emergency vehicle access. The alley is presently platted as a 15-foot alley. The applicant indicates a minimum pavement width of 20-feet will be provided. Parking per the DOD is as allowed in Article VIII of the zoning ordinance. The maximum allowed parking is to be the minimum standard established by the zoning ordinance. Parking is based on the proposed use of the property. The applicant has indicated the end user for this development has not yet been determined but will most likely be a medical office user and/or surgery center. The applicant has indicated parking for these uses is typically greater than the zoning ordinance has established. The plan as presented provides for 46-parking spaces. Per the DOD signage is limited to six (6) feet in height and 24-square feet in area for lots less than 1-acre. All signs must be monument signs. The applicant has indicated signage for the development will comply with signage allowed per the DOD. Per the DOD landscaping and land use buffers are to be provided per typical ordinance requirements. The site plan as presented will comply with the minimum standards of the zoning and landscape ordinances. The buffer ordinance states buffering is required where adjacent to residentially zoned or used property. There is a single-family home located along the western boundary of the proposed parking lot fronting on ‘A’ Street. Presently the dumpster is located within the western landscape stip. Staff recommends the dumpster be relocated outside the required landscape strip. Staff is generally supportive of the request but is continuing to review the applicant’s request for reductions in the right of way dedications. Staff will provide a update at the October 30, 2014, public hearing. I. STAFF RECOMMENDATION: Staff recommendation forthcoming. October 30, 2014 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6860-D 11 PLANNING COMMISSION ACTION: (OCTOBER 30, 2014) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant and staff had worked to resolve staff’s concerns related to the right of way dedications. Staff stated there was no additional right of way required on West Markham Street. Staff stated the applicant had agreed to provide the 20-foot right of way required for the alley to comply with typical ordinance requirement. Staff stated the applicant had also agreed to provide the radial dedications on North Harrison at the intersections of West Markham and ‘A’ Streets. Staff stated the applicant had also agreed to construct a sidewalk along North Harrison Street for the entire frontage of the development. Staff stated they were supportive of the applicant’s request for a reduction in the required right of way on North Harrison Street and on ‘A’ Street. Staff stated the applicant had resolved staff’s concerns related to the proposed development. Staff stated they were supportive of the request and presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the applicant’s request for a reduction in right of way dedication for North Harrison Street and ‘A’ Street. There was no further discussion of the item. The Chair entertained a motion for approval of the item, as presented by staff. The motion carried by a vote of 11 ayes 0 noes and 0 absent. October 30, 2014 ITEM NO.: 10 FILE NO.: Z-8939-A NAME: Newburn Revised Short-form PD-R LOCATION: Located at 4124 Fairview Road DEVELOPER: John Newbern 4124 Fairview Road Little Rock, AR 72205 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.15 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PD-R ALLOWED USES: Single-family and accessory dwelling PROPOSED ZONING: Revised PD-R PROPOSED USE: Single-family residential - Inconsistent with the Hillcrest DOD VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: Ordinance No. 20,890 adopted by the Little Rock Board of Directors on June 17, 2014, approved a rezoning from R-2, Single-family District to PD-R to allow the addition of an accessory dwelling within the rear yard area of the site. The property is located within the Hillcrests Design Overlay District. All other aspects of the approval were in compliance with the minimum DOD standards. The applicant is now proposing to amend the previously approved PD-R to allow a front yard encroachment into the 15-foot front building setback established by the DOD. The renovation plans include upgrading the existing structure to bring the electrical and plumbing up to current code as well as aesthetic upgrades to October 30, 2014 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-8939-A 2 the exterior of the home. Renovations to the interior of the home include changing the existing attached garage into a master bedroom/bathroom converting the existing porch into living space and adding a new porch. Once the final design of the front porch was completed a triangular corner extends into the 15-foot front building setback. The area of encroachment appears to be less than 100 square feet. The proposed modifications to the existing home will increase the square footage from approximately 1,400 square feet to 2,535 square feet. As indicated the proposal includes converting the existing garage into living space. The applicant desires to maintain covered parking and is proposing the placement of a detached garage on the property within the rear yard area adjacent to Wait Street. The garage will include a residence on the second level for an accessory dwelling. There are no changes to the proposed garage or accessory dwelling from the June 17, 2014, approval. B. EXISTING CONDITIONS: The home sits along the eastern end of Fairview Road overlooking Alsop Park. Fairview Road runs along two (2) of the properties boundaries and Wait Street, a very narrow street, is located along the third boundary. There is an adjacent single-family home to the north. 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 Hillcrest Residents Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Electrical service to the house will likely need to be adjusted prior to the construction of the 2-car garage. An overhead service wire runs from a pole located in the alley on the west side (left, rear) of the house. To the back left side of the house. There also appears to be a telephone or CATV line on the same route. The service line should not be overhanging the proposed structure. October 30, 2014 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-8939-A 3 Center-Point Energy: Please be advised that Centerpoint Energy (CNP) owns and operates natural gas facilities within the Wait Street Right-Of-Way (ROW) to the west of this Planned Residential Development. The proposed garage construction could be in close vicinity to existing CNP facilities. Therefore we request that this ROW remain undisturbed and that Arkansas One Call be notified before the commencement of any construction activities. If there are any questions or concerns please do not hesitate to contact CNP. Center-Point Energy: No comment received. AT & T: No comment received. Fire Department: Fire hydrants per code, maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: This location is currently not served by CATA, but it is near Route #1 – Pulaski Heights. Service to this location is not on CATA’s long range plan and CATA does not have a comment of this application. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density allows for single family homes at densities not to exceed 6-dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6-units per acre. The applicant has applied for a revision to an existing PDR (Planned District Residential) zoning to modify the front porch building setback. The site is within the Hillcrest Design Overlay District. Master Street Plan: Fairview Road is a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. October 30, 2014 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-8939-A 4 Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (October 8, 2014) The applicant was not present. Staff presented the item stating there were no outstanding technical issues in need of addressing related to the proposed site plan. Staff stated the Commission had reviewed the request earlier in the year to allow an accessory dwelling on the site and at the time of review there were no encroachments into the front building setback. Staff stated as the renovation plans were being finalized the front porch was now encroaching into the front setback on one corner. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action H. ANALYSIS: There were no outstanding technical issues related to the site plan in need of addressing raised at the October 8, 2014, Subdivision Committee meeting. Staff had a few questions related to the particulars of the Hillcrest DOD which the applicant has addressed. The applicant has indicated the total square footage of the home will be 2,535 square feet which includes the screen porch area. The total square footage of the garage, including the accessory dwelling, contains 1,482 square feet. The lot contains 12,696 square feet. The floor area ratio (FAR) for this development is 0.316. Per the DOD residential structures containing one floor the FAR is limited to 0.37 and for residential structures containing two floors, the FAR is limited to 0.50. The maximum building height proposed for the house is 20-feet and the garage is 22-feet. The DOD states the height is measured from the grade plane to the ridge line of the highest roof surface with a maximum height of 39-feet. The front yard setback per the DOD is to be 15-feet in all instances. The DOD states front yard setbacks for structure on interior lots shall align with the average of the current setbacks of the adjoining residential structures within a ten percent variances, but no structure may be within the minimum 15-feet front setback. When determining front or side yard setbacks on structures that are oriented differently than all other structures on the block face, the front yard setback is to be 15-feet and the side yard setback is to be ten percent of the lot width not to exceed 8-feet. Once the final design of the home was completed a triangular corner of the unenclosed front porch extends into the 15-foot front building setback. The area of encroachment appears to be less than 100 square feet. October 30, 2014 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-8939-A 5 There are no other changes proposed from the previous approval. Staff is supportive of the request. Staff does not feel the allowance of the small encroachment within the front yard area will adversely impact the adjacent properties. The home is turned at an angle which does not directly align with the home located to the west and there are streets on the two (2) remaining sides. The request continues to include the allowance of an accessory dwelling over the proposed new garage structure. Staff continues to support the allowance of the accessory dwelling above the proposed garage. Staff feels as long as the homeowner occupies one of the units there will be little to no adverse impact on the adjacent property. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the following conditions: 1. Compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. 2. One of the dwellings must be occupied by the property owner, as is typically required in single-family. PLANNING COMMISSION ACTION: (OCTOBER 30, 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 following conditions: 1. Compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. 2. One of the dwellings must be occupied by the property owner, as is typically required in single-family. There was no further discussion of the item. The Chair entertained a motion for approval of the item, as presented by staff. The motion carried by a vote of 11 ayes 0 noes and 0 absent. October 30, 2014 ITEM NO.: 11 FILE NO.: Z-8976 NAME: Doyne Square Short-form PD-R LOCATION: Located at 4121 East 37th Street DEVELOPER: D & A Doyne Family Limited Partnership P.O. Box 166 College Station, AR 72053 SURVEYOR: Global Surveying Consultants 6511 Heilman Court North Little Rock, AR 72118 AREA: 0.516 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: R-3, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: Recognize an existing triplex and allow construction of a new triplex. VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The property located at 4121 East 37th Street contains an existing triplex residential building and a paved parking area with eight (8) parking spaces to serve the residence. The applicant is proposing the construction of a second triplex apartment residence containing two (2) 3-bedroom units and one (1) 2-bedroom unit. Additional paving will be added to allow for an additional eight (8) parking spaces. The property contains three (3) platted lots. There is an undeveloped right of way, Sanders Street, located along the applicant’s October 30, 2014 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-8976 2 eastern boundary. The applicant has indicated a petition will be filed with the County Clerk to abandon Sanders Street as a public right of way. B. EXISTING CONDITIONS: The site is located within the College Station community which has developed outside the City limits of Little Rock but is within the City’s zoning jurisdiction due to the City providing the community with sewer service. There is an existing residential building located on the site and a paved parking area. East 37th Street is an unimproved roadway with open ditches for drainage. 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 College Station Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. East 37th Street is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25-feet from centerline will be required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy does not object to this proposal. Single phase facilities are in the vicinity, but not currently on the property. Contact Entergy in advance to determine service requirements, facilities location and routing and required 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 October 30, 2014 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-8976 3 review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. 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 per code, drive lanes per code. Contact the Little Rock Fire Department for additional information. County Planning: Dedicate additional right of way along East 37th Street equal to ½ of a 50-foot (25-feet from centerline) right of way. Dedicate additional right of way along Sanders Street to equal ½ of a 50-foot (25-feet from centerline) right of way or petition the County Court for abandonment of Sanders Street. CATA: The area is not currently served by CATA at this location but is close to Route #20, College Station. This location is not in the long range plan and CATA has no comment on this application. 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 College Station/Sweet Home Planning District. The Land Use Plan shows Residential Medium Density (RM) for this property. The Residential Medium Density category accommodates a October 30, 2014 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-8976 4 broad range of housing types including single family attached, single family detached, duplex, townhomes, multi-family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The applicant has applied for a rezoning from R-3 (Single Family District) to PDR (Planned District Residential) to allow the development of a second 3-unit residential structure on this site. The result would be approximately 6-units on half an acre or 12 units per acre. Master Street Plan: East 37th Street is a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (October 8, 2014) The applicant was present. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request. Staff questioned if the units would be age restricted. Staff also questioned if the development would have an identification sign at the entrance to the complex. Public Works comments were addressed. Staff stated a dedication of right of way was required along East 37th Street to 25-feet from centerline. Staff also stated Sanders Street should be abandoned to allow for the proper parking layout. Staff stated 48-feet was not adequate to allow two (2) rows of parking and the drive-isle. Staff stated the minimum dimension for proper maneuvering was 60-feet. 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 October 8, 2014, Subdivision Committee meeting. The applicant has indicated the units will not be age restricted and indicated there will not be a October 30, 2014 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-8976 5 development sign. The site plan indicates sufficient space for the proposed parking lot. A note on the site plan indicates a right of way abandonment request for Sanders Street will be filed with the Quorum Court of Pulaski County, The request is a rezoning from R-3, Single-family to PD-R to allow the development of a second building of residential housing on the site. The property contains an existing triplex residential building and a paved parking area with eight (8) parking spaces. The applicant is proposing to construction a second triplex apartment building containing two (2) 3-bedroom units and one (1) 2-bedroom unit. Additional paving will be added to allow for eight (8) additional parking spaces. Parking for a multi-family development containing six (6) units would typically require the placement of nine (9) parking spaces. The property contains three (3) platted lots. There is an undeveloped right of way, Sanders Street located along the applicant’s eastern boundary. The applicant has indicated a petition will be filed with the County Clerk to abandon Sanders Street as a public right of way. Upon the approval of the abandonment the applicant will gain 20-feet along the eastern boundary of this development. Staff recommends prior to construction of the new building the right of way abandonment be completed by the Quorum Court. The applicant has indicated a single dumpster location on the site. The dumpster will be screened per typical ordinance requirements. The dumpster service hours are limited to 7 am to 5 pm daily. The site plan does not indicate the placement of a development sign. Staff recommends should a development sign be desired in the future signage be limited to signage allowed in multi-family zones. The maximum building height proposed is 18-feet. The applicant has indicated the construction will be concreate slab on grade, yellow pine framing lumber, waferboard sheathing and decking, asphalt shingles, vinyl siding and windows and steel insulated doors. Staff is supportive of the request. Staff feels the addition of a second residential building on the site will not cause any adverse impact on the area. Staff feels there is adequate green space on the site to allow for livability of the future residents. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. October 30, 2014 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-8976 6 Staff recommends the right of way abandonment be completed by the Quorum Court prior to beginning construction of the new building. PLANNING COMMISSION ACTION: (OCTOBER 30, 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 right of way abandonment be completed by the Quorum Court prior to beginning construction of the new building. There was no further discussion of the item. The Chair entertained a motion for approval of the item, as presented by staff. The motion carried by a vote of 11 ayes 0 noes and 0 absent. October 30, 2014 ITEM NO.: 12 FILE NO.: Z-8977 NAME: South Bowman Road Long-form PD-R LOCATION: Located at 4212 South Bowman Road DEVELOPER: EBW LLC 26 Collins Industrial Place North Little Rock, AR 72113 ENGINEER: Marlar Engineering 5318 JFK Boulevard North Little Rock, AR 72116 AREA: 16.02 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: Multi-family VARIANCE/WAIVERS: A variance from the City Land Alteration Ordinance to allow advanced grading of future phases with the construction of the first phase. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning from R-2, Single-family to PD-R to allow the development of 192-units of multi-family housing on this 16.02-acre tract. The buildings are proposed as three (3) story buildings with a maximum building height of 35-feet. There are eight (8) buildings proposed, each containing 24-units. The site plan indicates the placement of an office/clubhouse, pool and covered pavilions as amenities for the residents. The plan indicates the placement of covered and uncovered parking on the site. The perimeter fencing includes the placement of an eight (8) foot solid brick fence along the northern October 30, 2014 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8977 2 and southern perimeters. A solid wood fence is proposed along the western perimeter. Brick and rod iron fencing will be placed along South Bowman Road. B. EXISTING CONDITIONS: South Bowman Road adjacent to the site is an unimproved two (2) lane road with open ditches for drainage. The property proposed for development is tree covered with a single-family home located near the northern property line on South Bowman Road. There is vacant C-2, Shopping Center District zoned property to the east. South of the site is a manufactured home park with homes abutting this properties southern boundary. North of the site is a large property which contains a single-family residence with a number of outbuildings and barns. Further south of the site is the Baptist School of Nursing, an office warehouse development, a convenience store and a number of automobile dealerships located on Colonel Glenn Road. 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 and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. South Bowman Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to South Bowman 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 must be provided for 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 a variance being requested to advance grade future phases of development with construction of the first phase? 4. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 5. Show the emergency access location to the property. October 30, 2014 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8977 3 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. A minimum undisturbed strip 25-feet wide except for reasonable access shall be provided along each side of streams having a 10-year storm >150 cfs. The undisturbed strip should be measured from the top of the bank. After permits have been obtained from the USCOE for the creek to be filled, the buffer strips can be removed. 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, for more information. 10. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36-feet. The proposed center island should be removed. 11. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. Provide location of the future street on the east side of Bowman Road on the plan. Conflicting left turn movements should be avoided. 12. Show emergency access location to the property. 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 at 501.371.4646 for more information. 14. Retaining walls designed to exceed 15-feet in height are required to seek a variance for construction. Provide proposed wall elevations. 15. 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. Retaining walls with geotextile reinforcing mats should not be placed on the property line and the mats extend beyond the property line. 16. The flood statement should be modified with the correct zone identification. 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. 18. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). October 30, 2014 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8977 4 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Sewer main relocation required to construct project as shown. Capacity Contribution required for apartment use. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy has no objection to this development. A 3-phase power line exists along South Bowman Road. Care should be used in any excavation work on the southern edge of this project as an underground distribution line runs along the rear lot lines of the development to the south. Contact Entergy well in advance to work out line routing, easements and service requirements. All future extensions will be on the front lot line. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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... October 30, 2014 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8977 5 Fire Department: Fire hydrants per code, maintain access per code, fire sprinkler system per code, fire alarms per code, access drives 26-feet, two-ways to enter and exit the development. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The area is not currently served by CATA but it is in the long range planning for South Bowman Road. This location appears it will concentrate ridership potentially in the future. CATA would request for consideration ADA accessible sidewalks and a pullout along South Bowman Road for the development. 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. The Residential Low Density category provides for single family homes at densities not to exceed 6-units per acre. Such residential development is typically characterized by conventional single family homes, but may include patio or garden homes and cluster homes, provided that the density remain less than 6-units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to PDR (Planned District Residential) to allow the construction of an apartment development on this site at a density of 12+- units per acre. Master Street Plan: South Bowman Road is a Minor Arterial 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 South Bowman Road. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along South Bowman Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. October 30, 2014 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8977 6 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. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the City’s landscape ordinance requirements. a. The approximate average depth of the lot is one thousand one hundred (1,100) feet. A fifty foot (50) foot wide buffer is required along Bowman Road. 3. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the City, Section 15-81. 4. The surrounding properties are zoned R-2, Single-family therefore, a minimum buffer will be required at six (6) percent of the average depth and width of the lot. The maximum dimension required shall be fifty (50) feet in all instances. a. The approximate average width of the lot is six hundred fifty (650) feet. A thirty-nine (39) foot wide buffer is required along the north and south property lines. b. The approximate average depth of the lot is one thousand one hundred (1,100) feet. A fifty foot (50) foot buffer is required adjacent to 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). The minimum size of an interior landscape area shall be three hundred (300) square feet for developments with more than one hundred fifty October 30, 2014 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8977 7 (150) 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. The development of two (2) acres or more requires an approved landscape plan stamped with the seal of a registered landscape architect prior to the issuance of a building permit. 8. A landscape irrigation system shall be required for developments of one (1) acre or larger. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (October 8, 2014) Mr. Mike Marlar was present representing the request. Staff presented an overview of the development stating there were a number of technical issues associated with the request in need of addressing prior to the Commission acting on the request. Staff questioned the proposed signage plan, the proposed perimeter fencing and the dumpster screening mechanism. Staff requested the site plan indicate the maximum building height and the number of units per building. Public Works comments were addressed. Staff questioned the retaining wall design and height. Staff stated the fabric for the wall could not extend beyond the applicants ownership. Staff stated the City’s stormwater detention ordinance would apply to the development of the site. Staff also stated the site would require a secondary/emergency access and requested the revised site plan indicate the location of the secondary access. Landscaping comments were addressed. Staff stated street and land use buffers were required to meet the minimum ordinance standards. Staff stated a 50-foot street buffer was required along South Bowman Road. Staff stated a 50-foot land use buffer was required along the western perimeter. Staff stated the land use buffer required along the northern and southern perimeters was to be 39-feet. Staff stated screening was required along the north, south and western perimeter. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. October 30, 2014 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8977 8 H. ANALYSIS: The applicant submitted a revised site plan to staff addressing a number of the issues raised at the October 8, 2014, Subdivision Committee meeting. The site plan indicates the placement of perimeter fencing, the maximum building height and the number of units per building. The site plan also includes the placement of a secondary access for the development and the placement of buffering along the sites northern, western and southern perimeters. The request is for approval of a rezoning from R-2, Single-family to PD-R to allow the development of 192-units of multi-family housing on this 16.02-acre tract for a density of 11.99-units per acre. The buildings are proposed as three (3) story buildings with a maximum building height of 35-feet. There are eight (8) buildings proposed, each containing 24-units. The site plan indicates the placement of an office/clubhouse, pool and covered pavilions as amenities for the residents. The buildings are proposed brick exteriors with architectural singled roofs. The site plan indicates the placement of covered and uncovered parking on the site. The plan includes the placement of 430 parking spaces. Included in the 430 parking spaces are 13 covered parking structures with approximately 10-spaces within the covered structure. Per the Zoning Ordinance parking for multi-family developments is calculated at one and one-half parking spaces per unit. Based on 192 unis a total of 286 parking spaces is required. The perimeter fencing includes the placement of an eight (8) foot solid brick fence along the northern and southern perimeters. A wood fence is proposed along the western property line. Brick and rod iron fencing will be placed along South Bowman Road. The site plan includes the placement of several dumpster locations. A note on the site plan indicates dumpsters will be screened per typical ordinance requirements. The hours of dumpster service will be limited to 6 am to 7 pm daily. The site plan includes the placement of an identification sign at the entrance to the development. The sign is indicated with a maximum height of six (6) feet and a maximum sign area of 72-square feet. The sign is located within a planted landscape feature within the divided entrance to the development. Staff is supportive of the request. The development is proposed at a density of 12+ units per acres. The site plan as presented appears to provide adequate area for outdoor livability and recreational opportunities for the residents. Staff feels the developer has done a good job in trying to preserve buffers along the October 30, 2014 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8977 9 site perimeters. Staff does not feel the development as proposed will have a significant impact on the adjacent property. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request from the City’s Land Alteration Ordinance to allow grading of future phases with the construction of the first phase. PLANNING COMMISSION ACTION: (OCTOBER 30, 2014) The applicant was present. There was one 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 as recommendation of approval of the variance request from the City’s Land Alteration Ordinance to allow grading of future phases with the construction of the first phase. Mr. Mike Marlar of Marlar Engineering addressed the Commission. He stated the development was to allow the construction of multi-family at a density of 12 units per acre. He stated the developer was agreeable to including the taper as required by Public Works staff and in providing detention for the 5, 10 and 25 year storm events. He stated the developer was not agreeable to relocating the perimeter fence off the property line as was being requested by the adjacent neighbor. He stated the developer would maintain the undisturbed buffer but the buffer would be located inside the proposed development. He noted the request included grading within the buffer area along the southern perimeter and around the area of encroachment with the pipe stem lot. Mr. Charles Sullivan addressed the Commission with concerns. He stated his property was located north of the proposed development. He stated his primary concern was drainage. He stated the existing dry-wash which ran through his property drained this site as well as a much larger area. He stated presently there were trees and grass to aid in absorption of the water but once the site was paved then more water would be discharged from the site which would potentially impact his only way in and out of his property. He stated secondly his concern was the buffer. He stated it was his understanding there was to be a buffer between single-family and multi-family. October 30, 2014 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8977 10 He stated the plan as presented did not allow for a buffer on his side of the fence and all the buffering was located on the opposite side of the eight (8) foot tall brick wall. He stated his next concern was lighting. He stated he had visited the developer’s project in Maumelle and the lighting was not fixed to the site. He stated the lighting was on the second and third level and the lighting did overspill the property lines. Mr. Marlar stated he would speak to the developer but the lighting would comply with City code and would not be seen from the adjacent property. He stated the stormwater would be addressed as requested by Mr. Sullivan. He stated he would work with the City engineer to determine the best design practice to ensure detention was being provided. Mr. Marlar stated buffering was being provided along Mr. Sullivan’s property line as required by City ordinance. There was a general discussion by the Commission on the merits of the request. The Commission noted this development was somewhat less dense than the previous development discussed. The Commission noted there were additional options for the residents to travel and most would likely go to Colonel Glenn Road for access to services. Staff questioned Mr. Marlar if he was willing to relocate the development sign outside the entrance drive median. Mr. Marlar stated the sign would not be placed within the median drive landscaped area. Mr. Marlar stated the developer was requesting to grade within the undisturbed land use buffer area around the pipe stem lot located within the development and potentially in areas along the south property line adjacent to the mobile home park. Staff stated they were supportive of this request provided the buffers on the north and west were maintained. 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. October 30, 2014 ITEM NO.: 13 FILE NO.: Z-8978 NAME: Lucy Self Storage Long-form PD-C LOCATION: Located at 10616 Stagecoach Road DEVELOPER: Walter Lucy c/o Olan Asbury P.O. Box 241087 Little Rock, AR 72223 ENGINEER: Thomas Engineering 2810 Lookout North Little Rock, AR 72216 AREA: 2.92 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Non-conforming ALLOWED USES: Non-conforming salvage yard PROPOSED ZONING: PD-C PROPOSED USE: Mini-warehouse VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow the driveways nearer the property lines and with less distance separating the drives than typical ordinance standard A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is a rezoning from R-2, Single-family to PD-C to allow the use of the property as a mini-warehouse facility. The site currently contains an auto salvage yard which will be removed upon approval of the PD-C. The development is proposed with five (5) buildings of mini-warehouse. The site plan indicates the placement of an on-site manager’s residence included within the office area. The applicant has stated the manager will live on-site. The office hours of the development are from 9 am to 5 pm Monday through Friday and October 30, 2014 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8978 2 9 am to noon on Saturday. The owner will not encourage 24-hour access to the property but customers will have 24-hour access to their units. The property will include climate controlled storage units and standard storage units. The unit mix has not been determined but the mix is expected to be 50/50. B. EXISTING CONDITIONS: The site is being used as an auto salvage yard with a number of vehicles stored on the site. To the west is a property zoned PCD which has developed with a strip retail center, a carwash fronting on Kanis Road and mini-warehouse units in the rear. North of this site is a vacant C-2 zoned property. Further north is a shopping center, mini-warehouse units, a convenience store and a drive-through restaurant. South of the site are single-family homes located on large lots or acreage. Within the general area there are a number of residential and non-residential uses including multi-family apartments and an office warehouse development. 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 Otter Creek Homeowners Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stagecoach 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. 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. 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 construction of the development proposed to be phased and a variance requested to advance grade the entire property? 4. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 5. Stormwater detention ordinance applies to this property. October 30, 2014 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8978 3 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveways on minor arterial streets should be spaced 300-feet from other driveways and intersections and 150-feet from the side property line. The width of driveway must not exceed 36-feet. A driveway variance must be requested. 8. Show the location proposed gate controller. The controller must be located at least 60-feet from the Stagecoach Road curb. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy does not object to this proposal. A 3-phase line exists in front of the property with CATV attachments to the poles. Care should be taken to ensure adequate clearance exists before moving large equipment or structures underneath the lines. Contact Entergy in advance for service requirements and to determine locations of required facilities. 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. 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. 4. 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 October 30, 2014 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8978 4 Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Contact Central Arkansas Water if additional fire protection or metered water service is required. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 8. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s 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. 9. 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. 10. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Fire hydrants per code, maintain access per code, drive lanes 24-feet, gates 20-feet per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. October 30, 2014 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8978 5 CATA: The area is currently served by CATA at this location by Route #23, Baseline Southwest. While this location is in CATA’s service area, the small single business unit should not generate significant ridership so CATA only requests ADA compliant sidewalks are required at this location. 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 Otter Creek Planning District. The Land Use Plan shows Service Trades District (STD) for this property. The Service Trades District provides for a selection of office, warehousing, and industrial park activities that primarily serve other office service or industrial businesses. The district is intended to allow support services to these businesses and to provide for uses with an office component. A Planned Zoning District is required for any development not wholly office. The applicant has applied for a rezoning from R-2 (Single Family District) to PDC (Planned District Commercial) to allow the construction of a mini-warehouse development on this site. Master Street Plan: Stagecoach Road is a Minor Arterial 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 Stagecoach Road. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along Stagecoach Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. 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 October 30, 2014 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8978 6 fulfilling this requirement. The plantings, existing and purposed, shall be provided within the City’s landscape ordinance requirements. a. The approximate average depth of the north tract is four hundred and ninety (490) feet. An average thirty-nine foot (39) foot wide buffer is required along Stagecoach Road. 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. 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. 5. A landscape irrigation system shall be required for developments of one (1) acre or larger. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (October 8, 2014) The applicant was present. Staff presented an overview of the item stating there were additional items in need of addressing related to the development plan prior to the full Commission acting on the request. Staff requested the applicant provide the days and hours of operation, if there would be on-site management, the location of any proposed dumpster facilities, any areas of outdoor storage and the proposed signage plan. Public Works comments were addressed. Staff stated the driveways did not comply with the typical standards of the Master Street Plan and the Subdivision Ordinance. Staff also stated the City’s stormwater detention ordinance would apply to the development of the site. Staff questioned if the development would be phased and if the developer was requesting to grade future phases of construction with the initial phase of dirt work. Staff stated a grading permit would be required prior to development of the site. Landscaping comments were addressed. Staff stated street buffers were required along Stagecoach Road. Staff also stated an automatic irrigation system would be required to water landscaped areas. Staff noted interior landscaping would be required within the parking lot areas. Staff requested the October 30, 2014 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8978 7 applicant provide the proposed fencing material and the location of any proposed fencing in a note on the site plan. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the October 8, 2014, Subdivision Committee meeting. The revised plan has provided the days and hours of operation, the dumpster facilities and the proposed signage plan. The request is a rezoning from R-2, Single-family to PD-C to allow the reuse of the property with mini-warehouse units. The site currently contains an auto salvage yard which will be removed upon approval of the PD-C. The development is proposed with five (5) buildings of mini-warehouse. The property will include climate controlled storage units and standard storage units. The unit mix has not been determined but the mix is expected to be 50/50. The site plan indicates the placement of an on-site manager’s office and residence. The applicant has stated the manager will live on-site. Businesses will not be allowed to operate from the individual storage units. The office hours of the development are from 9 am to 5 pm Monday through Friday and 9 am to noon on Saturday. The owner will not encourage 24-hour access to the property but customers will have 24-hour access to their units. The site plan indicates the use of the rears of the building as screening for the site. Fencing will be placed within the areas of the site where there are breaks in the buildings. The fencing proposed is a six (6) foot wood fence. Ornamental metal fencing will be placed along the street frontage. The site plan does not include areas of outdoor storage. The applicant has indicated the intent is to limit areas of outdoor activities but in some instances boats, trailers, campers and Rv’s may be parked on the site. The site plan indicates a single ground sign will be located along Stagecoach Road. The sign height and area will be consistent with signage allowed in commercial zones (maximum 36-feet in height and 160 square feet in area). Building signage is limited to the front façade of Building C. The sign will comply with wall signage allowed in commercial zones or a maximum of ten (10) percent of the façade area. October 30, 2014 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8978 8 The applicant has stated there will not be dumpsters located on the site. Staff feels if dumpsters are warranted in the future the dumpsters be placed to limit intrusion on the abutting properties and the hours of dumpster service be limited to 7 am to 6 pm Monday through Friday. The applicant is requesting a variance from the City’s Land Alteration Ordinance to allow advanced grading of the site. The applicant has indicated the buildings will be constructed in multiple phases. The applicant is requesting the ability to grade the entire site with the construction of the first building. The buildings will be constructed based on market demand. The request includes a variance from Sections 30-43 and 31-210. Driveways on minor arterial streets should be spaced 300-feet from other driveways and intersections and 150-feet from the side property line. The width of driveway must not exceed 36-feet. One driveway is located 136-feet from the north property line and 110-feet from the south property line. Center to center the drives are located 270-feet apart. Staff is supportive of the applicant’s request. The site has a long history of a non-residential use. This area of Stagecoach Road is primarily non-residential. Although there are variances associated with the request staff feels the developers have done an adequate job in minimizing any potential adverse impact on the adjacent properties or the area. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request to allow advanced grading of the site with the construction of the first building on the site. Staff recommends approval of the variance from Sections 30-43 and 31-210 to allow the placement of the drives nearer the property lines and with less distance between the drives than typically required per City ordinance. PLANNING COMMISSION ACTION: (OCTOBER 30, 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 October 30, 2014 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8978 9 the agenda staff report. Staff presented a recommendation of approval of the variance request to allow advanced grading of the site with the construction of the first building on the site. Staff presented a recommendation of approval of the variance from Sections 30-43 and 31-210 to allow the placement of the drives nearer the property lines and with less distance between the drives than typically required per City ordinance. There was no further discussion of the item. The Chair entertained a motion for approval of the item, as presented by staff. The motion carried by a vote of 11 ayes 0 noes and 0 absent. Preliminary Adopted Dr2AFT PLANNING CGMMtSSION CALENDAR - 2015 SUBDIVISION — SITE PLAN — PLANNED ZONING DEVELOPMENT HEARINGS: Subdivision FilingDate Legal Ad Committee (2) Hearing Date (1) (3) 11 -03 -14 11 -14 -14 11 -19 -14 12 -18 -14 12 -22 -14 01 -02 -15 01 -07 -15 01-29 -15 02 -02 -15 02 -13 -15 02 -18-15 03 -12 -15 03 -16 -15 03 -27 -15 04 -01 -15 04 -23 -15 04 -27 -15 05 -08 -15 05 -13 -15 06 -04 -15 06 -08 -15 06 -19 -15 06 -24 -15 07 -16 -15 07 -20 -15 07 -31 -15 08 -05 -15 08 -27 -15 08 -31 -15 09 -11 -15 09 -16 -15 10 -08 -15 10 -12 -15 10 -23 -15 10 -28 -15 11 -19 -15 11 -23 -15 12 -04 -15 12 -09 -15 01 -07 -16 PLANNING — REZONING — CONDITIONAL USE HEARINGS: Subdivision Filing Date Legal Ad Committee (2) Plans Committee(5) Hearing Date (1) (3) 10 -20 -14 10 -31 -14 11-05-14 11 -05 -14 12 -04 -14 12 -08 -14 12 -19 -14 12 -23 -14 (Tuesday) 12 -17 -14 01 -15 -15 01 -20 -15 01 -30 -15 02 -04 -15 02 -04 -15 02 -26 -15 03 -02 -15 03 -13 -15 03 -18 -15 03 -18 -15 04 -09 -15 04 -13 -15 04-24 -15 04 -29 -15 04 -29 -15 05 -21 -15 05 -26 -15 06 -05 -15 06 -10 -15 06 -10 -15 07 -02 -15 07 -06 -15 07 -17 -15 07 -22 -15 07 -22 -15 08 -13 -15 08 -17 -15 08 -28 -15 09 -02 -15 09 -02 -15 09 -24 -15 179 -28 -15 10 -09 -15 10 -14 -15 10 -14 -15 11 -05 -15 11 -09 -15 11 -20 -15 11 -24 -15 (Tuesday) 11 -24 -15 (Tuesday) 12 -17 -15 12 -21 -15 12.31 -15 01 -06 -16 01 -06 -16 01- 28 -16 AVAILABLE INFORMAL MEETING DATES: (to be scheduled as required) Meeting Date (4) 11 -13 -14 02 -12 -15 03 -26 -15 05 -07 -15 06 -18 -15 07 -30 -15 09 -10 -15 10 -22 -15 12 -03 -15 NOTE: (1) All public Hearings shall be held at 4.00 P M unless otherwise changed by the Commission. (City Hall, Board Rm) (2) All meetings shall be held at 12-00 P M unless changed by the Subdivision Committee. (City Hall, Board Rm) (3) An agenda meeting will be held prior to each public hearing date and will begin at 3:30 P.M. in the Sister Cities Conference Room. (4) All informal meetings shall be held at 3:30 P.M. unless otherwise changed by the Commission. (5) All meetings shall be held at 12-00 NOON unless otherwise changed by the Plans Committee, (723 W. Markham) NOTICE: AN INTERPRETER WILL BE PROVIDED FOR THE HEARING IMP�;IRED UPON REQUEST. REQUEST SHOULD BE MADE TO THE DEPARTMENT OF PLANNING AND DEVELOPMENT AT LEAST TWO WORKING DAYS PRIOR TO THE SCHEDULED MEETING DATE. PLANNING COMMISSION VOTE RECORD DATEi C �t FIWA:14 m®mm-mmmmmmm� BELT, JENNIFER MARTINEZ mmmmmmmmmmmmmmmm� ■ w CRAIG m®-mmm-m-0-nmmmm- BUBBUS, ALAN COX, KEITH - 1r 98.aw---m-mm � JANET mmm Flmwmmm--mm-mmm RE8ECCA mmm©mmm®mm-nmmmm� F#UNTAIN, KEITH -®mmm®-mmm-mmmmm� ■ ! mm-m©®mmmw-mmmmm� . ■ ► w mmm®mmmmmwm a_----- w w m®mm-mmmmmmm� BELT, JENNIFER MARTINEZ M®-MMMMM-M-nMMMM- ■ w CRAIG m®-mmm-m-0-nmmmm- JANET -w-mm©mmmwmnmmmm- ■ ` mmm©mmm®mm-nmmmm� FUNTAIN, KEITH -®mmm®-mmm-mmmmm� ■ ! mm-m©®mmmw-mmmmm� . ■ ► w mmm®mmmmmwm a_----- Meeting Adjourned P.M. AYE NAPE ABSENT ABSTAIN RECLUSE October 30, 2014 There being no further business before the Commission, the meeting was adjourned at 7.10 n.m. -11211 . -m4 Dat Chairma -