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HomeMy WebLinkAboutpc_06 07 2012 LITTLE ROCK PLANNING COMMISSION PLANNING – REZONING – CONDITIONAL USE HEARING MINUTE RECORD JUNE 7, 2012 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present being ten (10) in number. II. Members Present: Tom Brock Alan Bubbus Janet Dillon J. T. Ferstl Rebecca Finney Keith Fountain Dan Harpool Obray Nunnley, Jr. Amy Pierce Bill Rector Members Absent: William Changose City Attorney: Cindy Dawson III. Approval of the Minutes of the April 26, 2012 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION PLANNING – REZONING – CONDITIONAL USE HEARING JUNE 7, 2012 4:00 P.M. I. OLD BUSINESS: Item Number: File Number: Title: A. Z-8301-C Ranch West Short-form PD-R, located at 6400 Patrick Country Road. II. NEW BUSINESS: Item Number: File Number: Title: 1. Z-8767 Rezoning from R-2 to R-7A South side of County Farm Road, east of Pinnacle Valley Road 2. Z-8774 Rezoning from R-2 to C-3 Southwest corner of Kanis Road and Edswood Road 3. MSP12-03 Master Street Plan Amendment moving the Collector Designation from Patrick Country Road to Valley Ranch Road 3.1 G-23-432 Patrick Country Road – Right-of-Way Abandonment 4. Z-8766 Bradley Accessory Dwelling – Conditional Use Permit 12900 County Line Road 5. Z-8773 Griffin Multisectional Manufactured Home – Conditional Use Permit 4508 East 37th Street June 7, 2012 ITEM NO.: A FILE NO.: Z-8301-C NAME: Ranch West Short-form PD-R LOCATION: Located at 6400 Patrick Country Road DEVELOPER: CJ Pace, LLC 100 Buckland Place Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 15.65 acres NUMBER OF LOTS: 75 FT. NEW STREET: 3,025 LF CURRENT ZONING: O-3, General Office District ALLOWED USES: Office PROPOSED ZONING: PD-R PROPOSED USE: 70-single-family residential lots VARIANCES/WAIVERS REQUESTED: 1. A variance from the City’s Land Alteration Ordinance to allow grading within a portion of Phase II with the development of Phase I. 2. Section 31-202 (1) to allow a cul de sac street to terminate within 50-feet of the property line. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning of 15.65 acres from O-3, General Office District to Planned Residential Development PD-R to allow for the creation of 75 single-family lots. The development will consist of 50-foot and 60-foot wide lots with 15-foot front setbacks, 20-foot rear yard setbacks and 5-foot side yard setbacks. 3,025 linear feet of new public street will be constructed with the June 7, 2012 ITEM NO.: A (Cont.) FILE NO.: Z-8301-C 2 development of the subdivision. The development is proposed in two phases. Phase I will consist of the development of 40 lots. A secondary access will be provided with the development of Phase I. As separate items on this agenda the applicant is seeking a right of way abandonment for a portion of Patrick Country Road and a Master Street Plan Amendment to allow for the relocation of a collector street from Patrick Country Road to Valley Ranch Drive. B. EXISTING CONDITIONS: Valley Ranch Drive is constructed to commercial street standard to the western perimeter of the property. There is a nursing home located at the existing terminus of Valley Ranch Drive. There are two office uses located to the southwest of the site along Valley Ranch Drive. East of the site is Patrick Country Road which is a rural unimproved road with open ditches for drainage. Along the East side of Patrick County Road is a multi-family development accessed from Chenonceau Boulevard and a large area of vacant C-3, General Commercial zoned property. Northeast and North of Valley Ranch Drive is undeveloped R-2, Single-family and MF-12 zoned property. South of the site on separate parcels is a church and a number of single-family homes. 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, the Aberdeen Property Owners Association and the Maywood Manor Neighborhood Association were notified of the request. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Street names and street naming conventions must be approved by Public Works. The Valley Ranch street names are disapproved due to the duplication of other Valley Ranch names in use. Contact David Hathcock at (501) 371-4808. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Valley Ranch Drive including 5-foot sidewalks with the planned development. Provide at least 20 feet of asphalt. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. June 7, 2012 ITEM NO.: A (Cont.) FILE NO.: Z-8301-C 3 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. The applicant is requesting a variance to advance grade Phases 2 with construction of Phase 1. 5. The cul de sac on Valley Ranch Court located adjacent to Lots 33 and 34 Block 1 has not been complete and must be completed prior to final plat approval if this cul-de-sac is to serve as the secondary access. 6. Since the street is proposed 24 feet in width parking is restricted to one-side. Show on the plan the area where street parking will be restricted to one-side. This restriction should also be shown on the final plat. 7. Due to the proposed use of the property, the Master Street Plan specifies that Valley Ranch Drive for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 8. Due to the amount of vehicles trips, Valley Ranch Boulevard should be a residential standard street 26 feet wide with sidewalk on one (1) side from Valley Ranch Drive to the first intersection. Valley Ranch Boulevard is not considered a loop street. 9. The minimum horizontal radius at centerline of a minor residential street is 75 feet without super elevation. The radius of Valley Ranch Cove does not appear to comply with this standard. 10. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 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 at 379-1813 for more information. 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. If Patrick Country Road is terminated a permanent turnaround must be provided. June 7, 2012 ITEM NO.: A (Cont.) FILE NO.: Z-8301-C 4 14. Temporary turnarounds must be provided at the end of all streets that are planned in the future to be extended. 15. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 16. Based on the potential flooding in this area, the finished floor elevation of at least one (1) foot above the expected water surface elevation during the 100-year storm event for each lot obtained from the flood study must be shown on the final plat. 17. Stormwater detention ordinance applies to this property. Detention should be provided for the first phase. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, for this project. No detention will be allowed within ten feet (10’) of the existing 15-inch sewer main. Contact Little Rock Wastewater Utility for additional information. Entergy: Approved as submitted. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water to this property. Please submit plans for water facilities 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. Approval of the plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 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. 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. 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). 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 at least 20-feet wide. There must be two ways to exit and enter the subdivision. Contact the Little Rock Fire Department for additional information. June 7, 2012 ITEM NO.: A (Cont.) FILE NO.: Z-8301-C 5 County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. The site is located near CATA Bus Route #25 – the Highway 10 Express Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Office (O) for this property. The office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The applicant has applied for a rezoning from O-3 (General Office District) to PDR (Planned District Residential) to allow for development of a single-family development at 4.5 units per acre on this site. Master Street Plan: Patrick Country Road is a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 19, 2012) Mr. Joe White of White-Daters and Associates was present representing the request. Staff stated they had met with Mr. White and Mr. Ed Willis prior to the Committee meeting to discuss staff’s concerns related to Patrick Country Road. Staff stated their concern was the number of previous deferrals for Patrick Country Road. Staff stated a previous deferral approved by the Commission allowed the applicant to seek an amendment to the Master Street Plan to relocate the proposed collector street from Patrick Country to Valley Ranch Drive but this request had not been made by the applicant. Staff stated the current item would be deferred from the Commission’s May 10, 2012, public hearing to their June 7, 2012, public hearing to allow the applicant to file an abandonment request for a portion of Patrick Country Road and a Master Street Plan amendment to relocate the proposed collector street from Patrick Country Road to Valley Ranch Drive. Staff stated there were a number of technical issues related to the proposed site plan. Staff stated the development was proposing more than 30 lots within the Phase 1 portion of the development with only one access which was not allowed June 7, 2012 ITEM NO.: A (Cont.) FILE NO.: Z-8301-C 6 per the State Fire Code. Staff stated a secondary access should be provided within the Phase 1 portion of the development or the applicant should modify the phasing plan. Staff stated if fences above four feet in height were to be located within the required setback along Valley Ranch Drive the applicant should note the location and height on the site plan. Staff also stated the proposed cul de sacs should not terminate within 50-feet of the property line. Public Works comments were addressed. Staff stated traffic calming devices should be installed on the long straight stretches of road. Staff stated detention for each phase would be required at the time of development. Staff noted the minimum floor elevation should be noted on the final plat for each of the lots due to the potential for flooding during a 100 year storm event. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing issues raised at the April 19, 2012, Subdivision Committee meeting. The revised plan indicates fencing along Valley Ranch Drive six (6) feet in height within the platted building setback. All other fences will comply with fences typically allowed within the R-2, Single-family zoning district. The revised plan has modified the phasing line to include 40 lots within the Phase I portion of the development which does include the placement of the secondary access. A Master Street Plan Amendment and a right of way abandonment request for Patrick Country Road have been filed and are separate items on this agenda. Section 31-257 states along arterial streets in proposed subdivisions where it is desirable to limit curb cut access, building lines shall be established on both frontages of double frontage lots. Along the line of lots abutting such traffic artery, a restricted access easement of at least ten (10) feet, across which there shall be no right of vehicle access permitted, shall be provided. The plat includes the placement of a 10-foot no right of vehicle access easement along the lots abutting Valley Ranch Drive. Section 31-202 (1), Dead-end streets and cul de sac streets states where a street does not extend to the boundary of a subdivision, and its continuation is not necessary for access to adjoining property, its terminus shall not be closer than 50-feet to such boundary. The applicant is seeking a variance from this provision of the Subdivision Ordinance. The applicant states based on the configuration of the property and the location of an existing 15-inch sewer main ending the cul de sac as required by the ordinance will cause a hardship on development of a number of lots within the southern portion of the site. June 7, 2012 ITEM NO.: A (Cont.) FILE NO.: Z-8301-C 7 The applicant has indicated the development of 75 residential lots and four (4) tracts. Tract A is an area of open space south of Valley Ranch Drive near the intersection of Patrick Country Road. Tract B is proposed as detention. Tract C will provide secondary emergency access to Valley Ranch Court. The 55-foot wide abandonment of Patrick Country Road will be maintained as Tract D. This area will be retained as a utility and drainage easement. The area of abandonment may not be fenced to allow maintenance access for utilities and drainage. The maintenance of all Tracts will be addressed in the Bill of Assurance for the subdivision. The applicant is seeking the relocation of a proposed collector street classification from Patrick Country Road to Valley Ranch Drive. With the development of the Ranch West Subdivision the developer will install full street improvements to Valley Ranch Drive to just east of the main entrance. 20-feet of pavement, curb and gutter will be added to Valley Ranch Drive up to the intersection with Patrick Country Road. The plan indicates the entrance to the subdivision with a minimum of 26-feet of pavement within a 45-foot right of way with a sidewalk placed on one side from Valley Ranch Drive to the first intersection. The remainder of the streets will be constructed within a 45-foot right of way with 24-feet of paving without sidewalks. Parking will be restricted to one side of the street. The applicant has met with staff concerning the traffic calming devices. The plat is indicated with 15-foot front setbacks, 20-foot rear yard setbacks and 5-foot side yard setbacks. The plan includes the placement of a 20-foot rear yard setback along Valley Ranch Drive. The average lot size indicated is 50-feet by 115-feet or 5,750 square feet. The overall density of the development is 4.79 units per acre. The site plan indicates the placement of 1.73 acres or 11.08 percent of common usable open space within the development. All accessory structures will be allowed per the typical standards of the R-2, Single-family zoning district. The site plan includes the placement of a subdivision sign at the entrance to the subdivision. The sign is proposed six (6) feet in height and thirty-two (32) square feet in area. The signage proposed is consistent with signage allowed per the sign ordinance for single-family subdivisions. The applicant is requesting a variance from the City’s Land Alteration Ordinance to allow grading within the Phase II portion of the development with the development of the first phase. The applicant has indicated grading within this area is necessary to allow excess fill material to be relocated on the site eliminating the need to move material over City streets at the time of development. June 7, 2012 ITEM NO.: A (Cont.) FILE NO.: Z-8301-C 8 Staff is supportive of the request. Although the site is zoned and identified as Office on the City’s Future Land Use Plan, the development is proposed with a density consistent with the density for Residential Low Intensity. This classification provides for single family homes at densities not to exceed six (6) dwelling units per acre. Such residential developments are 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 six (6) units per acre. The development as proposed is consistent with the development pattern desired for this classification. 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 within the Phase II portion of the development with the construction of Phase I. Staff recommends approval of the variance request from Section 31-202 (1) to allow the cul de sacs to terminate within 50-feet of the property line. PLANNING COMMISSION ACTION: (MAY 10, 2012) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of deferral of the item to the June 7, 2012, public hearing to allow the applicant to file and allow this item to be heard with a Master Street Plan Amendment to relocate a proposed collector street from Patrick Country Road to Valley Ranch Drive and a right of way abandonment request for Patrick Country Road. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff on the Consent Agenda. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (JUNE 7, 2012) Mr. Joe White of White Daters and Associates was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval subject to compliance with the comments and conditions June 7, 2012 ITEM NO.: A (Cont.) FILE NO.: Z-8301-C 9 as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request from the City’s Land Alteration Ordinance to allow grading within the Phase II portion of the development with the construction of Phase I. Staff also presented a recommendation of approval of the variance request from Section 31-202 (1) to allow the cul de sacs to terminate within 50-feet of the property line. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff on the Commission’s Consent Agenda. The motion carried by a vote of 10 ayes, 0 noes and 0 absent. June 7, 2012 ITEM NO.: 1 FILE NO.: Z-8767 Owner: R. Wingfield Martin Applicant: R. Wingfield Martin Location: South side of County Farm Road, east of Pinnacle Valley Road Area: 4.08 Acres Request: Rezone from R-2 to R-7A Purpose: Placement of one (1) single-wide manufactured home Existing Use: Undeveloped SURROUNDING LAND USE AND ZONING North – Single family residences on large lots; zoned R-2 South – Little Maumelle River and railroad right-of-way; zoned R-2 East – Single family residences on large lots; zoned R-2 West – Single family residences on large lots; zoned R-2 STAFF UPDATE: The applicant submitted a letter to staff on May 22, 2012 requesting this application be withdrawn, without prejudice. Staff supports the withdrawal as requested. PLANNING COMMISSION ACTION: (JUNE 7, 2012) Staff informed the Commission that the applicant had submitted a letter on May 22, 2012 requesting the application be withdrawn, without prejudice. Staff supported the withdrawal request. The item was placed on the Consent Agenda and withdrawn, without prejudice by a vote of 10 ayes, 0 noes and 1 absent. June 7, 2012 ITEM NO.: 2 FILE NO.: Z-8774 Owner: John G. Lile, Patricia M. Lile and T-N-C, LLC Applicant: Lucas Hargraves Location: Southwest corner of Kanis Road and Edswood Road Area: 5.5 Acres Request: Rezone from R-2 to C-3 Purpose: Future commercial development Existing Use: Undeveloped SURROUNDING LAND USE AND ZONING North – Undeveloped property (across Kanis Road); zoned C-3 South – Undeveloped property and single family residences; zoned R-2 East – Undeveloped property and single family residences (across Edswood Road); zoned C-3 and R-2 West – Undeveloped property and single family residences; zoned AF and R-2 A. PUBLIC WORKS COMMENTS: 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. An additional 10 ft. of right-of-way, measured from the centerline of the right-of- way should be dedicated for a future right turn lane. The additional right-of- way dedication shall normally be 250 ft. in length measured from the intersecting right-of-way. 2. The Kanis Road/Edswood Road intersecting right-of-way lines shall have a radius of 75 ft. 3. Edswood Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 4. At time of site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5-foot sidewalks with planned development. June 7, 2012 ITEM NO.: 2 (Cont.) FILE NO.: Z-8774 2 5. With site development , provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Edswood Road including 5-foot sidewalks with planned development. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA bus route. C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site were notified of the public hearing. There were no neighborhood associations of record in the immediate area to notify. D. LAND USE ELEMENT: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Commercial (C) for this property. The commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from R-2 (Single-Family District) to C-3 (General Commercial District) for future development on the site. Master Street Plan: Kanis Road is a Minor Arterial and Edswood Road is a Principal 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. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on both streets since they are Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along Kanis Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. A Class I Bike Path is shown along Edswood. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-ay or and easement is recommended. Nine-foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). June 7, 2012 ITEM NO.: 2 (Cont.) FILE NO.: Z-8774 3 E. STAFF ANALYSIS: John G. Lile, Patricia M. Lile and T-N-C, LLC, owners of the 5.5 acre property located at the southwest corner of Kanis Road and Edswood Road, are requesting to rezone the property from “R-2” Single Family District to “C-3” General Commercial District. The rezoning is proposed to allow future commercial development of the property. The property is located outside the city limits but within the City’s extraterritorial zoning jurisdiction. The property is currently undeveloped and wooded. Undeveloped C-3 zoned property is located across Kanis Road to the north, at the northeast and northwest corners of Kanis Road and Rahling Road. A commercial building is located on the C-3 zoned property to the northwest, with O-2 and PCD zoning located further east. Undeveloped property and single family residences are located to the south. Undeveloped C-3 zoned property is located across Edswood Road to the east, at the southeast corner of Kanis and Edswood Roads. Single family residences and undeveloped property are located on the AF and R-2 zoned properties to the west. Properties zoned C-1, POD and PCD are located further west. The City’s Future Land Use Plan designates this property as “C” Commercial. The proposed rezoning to C-3 does not require a change to the Land Use Plan. Staff is supportive of the requested C-3 rezoning. Staff views the request as reasonable. The property is located at the southwest corner of the Kanis Road and Edswood Road/Rahling Road intersection. The City’s Master Street Plan classifies Kanis Road as a minor arterial and Edswood Road as a principal arterial. It is typical to find commercial zoning at arterial/arterial intersections. The other three (3) corners of this intersection are already zoned C-3. The proposed C-3 zoning will be a continuation of the existing zoning pattern in this area. As noted previously, the property is designated as “C” Commercial by the City’s Future Land Use Plan. Staff believes rezoning this property to C-3 will have no adverse impact on the adjacent properties or the general area. Future development of this property will recognize adjacent residential uses and zoning by providing buffer areas, landscaping and screening as per ordinance standards. F. STAFF RECOMMENDATION: Staff recommends approval of the requested C-3 rezoning. June 7, 2012 ITEM NO.: 2 (Cont.) FILE NO.: Z-8774 4 PLANNING COMMISSION ACTION: (JUNE 7, 2012) Lucas Hargraves was present, representing the application. There were several objectors and supporters present. Staff presented the application with a recommendation of approval. Lucas Hargraves addressed the Commission in support of the application. He noted that the current owners had owned this property for several years. He explained that the other three (3) corners of the Kanis/Edswood intersection were currently zoned C-3, and that there had been other recent C-3 rezonings in this area. He explained that the subject property was shown as commercial on the City’s future plan, and that commercial development was appropriate. He noted that the property owner to the south, who planned to develop single family homes, was supportive of the commercial zoning. He noted that several other property owners in the area supported the proposed commercial zoning. Robert Schmitt addressed the Commission in support of the application. He noted that he owned the property immediately to the south and purchased it knowing the subject property was commercial on the future plan. He noted that there was commercial zoning as you enter The Ranch residential development from Cantrell Road. Chris Squires, president of the Chenal West Estates POA, addressed the Commission in opposition. She expressed a desire to keep the subject property zoned residential. She explained that C-3 zoning was too broad for the property. Johnny Pattillo also spoke in opposition. He also noted that C-3 was not an appropriate zoning for the property. Thomas Pitonyak also spoke in opposition. He also explained that C-3 zoning was not appropriate for the property. Stewart Scholl also addressed the Commission in opposition. He noted that he had lived on Edswood Road for 22 years. He also noted that there was a previous request for C-3 zoning of the subject property. He explained that C-3 zoning allowed a wide range of permitted uses, some of which might not be appropriate for the property. He questioned the C-3 zoning across Edswood Road to the east. Lucas Hargraves explained that a number of commercial rezonings have taken place in this immediate area since the previous request to zone the subject property to C-3. He explained that commercial zoning can be an amenity for nearby commercial areas. Commissioner Nunnley asked if PCD zoning was considered for the property. Mr. Hargraves stated that it was not since there was no immediate development plan for the property. June 7, 2012 ITEM NO.: 2 (Cont.) FILE NO.: Z-8774 5 Vice-Chairman Rector asked about traffic counts for minor and principal arterial roads. Mike Hood, of Public Works, noted that a minor arterial would carry approximately 18,000 vehicles per day and that a principal arterial would carry over 20,000 vehicles per day. Vice-Chairman Rector referenced the Chenal Parkway/Bowman Road intersection as an arterial/arterial intersection. He discussed the future extension of Rahling/Edswood Road and noted that the area will change greatly when the roadway is extended. Mr. Pattillo made additional comments about the roadways. There was a brief discussion about the future extension of Rahling Road. There was additional discussion of the proposed C-3 rezoning and the future need for a traffic signal at the intersection. There was a motion to approve the application for C-3 zoning. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. The C-3 zoning was approved. June 7, 2012 ITEM NO.: 3 FILE NO.: MSP12-03 Name: Master Street Plan Amendment – moving the Collector Designation from Patrick Country Road to Valley Ranch Road Location: Patrick Country Road and Valley Ranch Road, north of Cantrell Road Request: Move the Collector Designation from Patrick Country Road to Valley Ranch Road Source: Joe White, agent for FC Grass Farms LLC PROPOSAL / REQUEST: Master Street Plan amendment in the River Mountain, moving the Collector designation from Patrick Country Road to Valley Ranch Road from Cantrell Road to the intersection of these two roads. This change would relocate the Collector designation to the west along the alignment of Valley Ranch Road to Cantrell Road, rather than proceeding due south to Cantrell Road along Patrick Country Road. MASTER STREET PLAN: Patrick Country Road is shown as a Collector on the Master Street Plan. Valley Ranch Road is a Local Street on the Master Street Plan, with non-residential zoning. Local Streets abutting non-single family zoning are considered Commercial Streets. Commercial Streets have a design standard the same as a Collector. Thus both roads are constructed or will be constructed to the same standard. Valley Ranch Road goes from Patrick Country Road west and south to Cantrell Road, while Patrick Country Road continues due south to Cantrell Road. BICYCLE PLAN: The Bicycle Plans shows no bike routes along either alignment. PARKS: The Little Rock Parks and Recreation Master Plan shows only a portion of this area meets the eight-block strategy (a park or open space within eight-blocks). HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. June 7, 2012 ITEM NO.: 3 (Cont.) FILE NO.: MSP12-03 2 ANALYSIS: The request is to make Patrick Country Road a Local Street south of its intersection with Valley Ranch Road to Cantrell Road and to make Valley Ranch Drive a Collector from this point. Currently Valley Ranch Drive is a Local ‘Commercial’ Street and has been constructed to Collector standards. It has a 60-foot right-of-way and is 36-feet wide. Patrick Country Road is a rural county road that has not been improved, but through zoning activity additional right-of- way to a Collector standard has been dedicated along much of its length. 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. With either roadway the properties north of Cantrell would be provided access to Cantrell Road. The location of the intersection with Valley Ranch Road with Cantrell is close to equal distance from the next existing signalized non-local street intersection to the west and east along Cantrell Road. The Patrick Country Road intersection with Cantrell Road is much closer to Chenonceau Boulevard to the east than The Divide to the west. The current development pattern along Patrick Country Road is for the developments not to take access to Patrick Country Road. The apartments (Stoneridge Apartments) along the west of the road; the single-family attached development north of that; and a proposed single-family subdivision, east of Patrick Country, all do not and will not take access to Patrick Country Road. This is a distance of approximately 1100 feet along Patrick Country Road from the intersection with Valley Ranch Road to the south. Public Works recommends that Patrick Country Road be renamed to Valley Ranch Drive as it proceeds north from its intersection with Valley Ranch Road. Either Patrick Country Road will not be constructed (abandoned) or it would be built as a Local ‘Commercial’ Street if the amendment is approved. With or without the amendment, Valley Ranch Road has been and will be constructed to Collector standards as a Local ‘Commercial’ Street or a Collector. Thus the impact on the adjacent properties or the driving public’s perspective of the change will be non-existent unless the Patrick Country Road is also abandoned. NEIGHBORHOOD COMMENTS: Notices were sent to the forty-seven adjacent property owners as well as the Coalition of West Little Rock Neighborhoods. Staff has received informational calls from area residents. June 7, 2012 ITEM NO.: 3 (Cont.) FILE NO.: MSP12-03 3 STAFF RECOMMENDATIONS: Staff believes the change is appropriate. PLANNING COMMISSION ACTION: (JUNE 7, 2012) The item was placed on the consent agenda for approval. By a vote of 10 for and 0 against and 1 absent, the consent agenda was approved. June 7, 2012 ITEM NO.: 3.1 FILE NO.: G-23-432 Name: Patrick Country Road – Right-of-Way Abandonment Location: North of Cantrell Road Owner/Applicant: Various owners/Joe White, White-Daters and Associates Request: To abandon approximately 1,100 linear feet of the 55 foot wide Patrick Country Road right-of-way north of Tract E, The Ranch Subdivision. Purpose: To use the area as an easement and tract for drainage. STAFF REVIEW : A. Public Need for this Right-of-Way: As noted in paragraph G., none of the utility companies object to the abandonment request. Two (2) of the public utilities request to retain the area of abandonment as a utility easement. The Public Works comment is as follows: 1. The street name of Patrick Country Road north of the portion to be abandoned should be changed to Valley Ranch Drive. 2. A turnaround must be provided at the northern end of the Patrick Country Road to be retained. B. Master Street Plan: The City’s Master Street Plan classifies Patrick Country Road as a collector street. A Master Street Plan amendment is a separate item on this agenda. The amendment will move the collector designation from Patrick Country Road to Valley Ranch Road to the west, which will connect to the north remaining portion of Patrick Country Road. C. Characteristics of Right-of-Way Terrain: Patrick Country Road is a two-lane paved roadway, approximately eighteen (18) feet wide. Open ditches exist on both sides of the roadway. June 7, 2012 ITEM NO.: 3.1 (Cont.) FILE NO.: G-23-432 2 D. Development Potential: The abandonment is requested in order to use the area of abandonment for an easement and a tract for drainage. E. Neighborhood and Land Use Effect: Present and future developments along this section of Patrick Country Road back-up to the roadway and have primary access from Valley Ranch Drive to the west and Chenonceau Blvd. to the east. The area of abandonment will be utilized as an easement and drainage tract to serve these adjacent developments. F. Neighborhood Position: The Aberdeen Property Owners Association and the Coalition of West Little Rock Neighborhoods were notified of the abandonment request. As of this writing, staff knows of no objectors to the abandonment request. G. Effect on Public Services or Utilities: Wastewater: No objection to abandonment. No sewer mains located in this portion of right-of-way. Entergy: No objection to abandonment. Retain area of abandonment as easement and for access. Centerpoint Energy: No objection to abandonment. AT&T (SBC): No objection to abandonment. Retain easement to serve AT&T’s present facilities. Water: No objection to abandonment. H. Reversionary Rights: According to an abstract company there are no reversionary rights/clauses for the right-of-way. I. Public Welfare and Safety Issues: Abandoning this right-of-way will have no adverse impact on the public welfare and safety. The Little Rock Fire Department has reviewed and approved the abandonment request, with the following comment: June 7, 2012 ITEM NO.: 3.1 (Cont.) FILE NO.: G-23-432 3 Maintain access at least twenty (20) feet wide. Contact Tony Rhodes at 918-3757 for details. SUBDIVISION COMMITTEE COMMENT: (MAY 17, 2012) Joe White was present, representing the application. Staff briefly described the proposed abandonment. Staff noted that a sign-off was needed from one (1) additional property owner. Mr. White indicated that it would be provided. There was a brief general discussion related to the abandonment request. After the discussion, the application was forwarded to the full Commission for resolution. STAFF RECOMMENDATION: Staff recommends approval of the request to abandon approximately 1,100 linear feet of the 55 foot wide Patrick Country Road right-of-way, north of Tract E, The Ranch Subdivision, subject to the following conditions: 1. The Master Street Plan must be amended to move the collector street designation from Patrick Country Road to Valley Ranch Drive. 2. The entire area of abandonment will be retained as a utility and drainage easement. 3. Patrick Country Road must remain open until the Valley Ranch Drive connection is made to the north portion of Patrick Country Road to remain. 4. The area of abandonment must not be fenced as to allow maintenance access for utilities and drainage. PLANNING COMMISSION ACTION: (JUNE 7, 2012) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. There was no further discussion. The item was placed on the consent agenda and approved by a vote of 10 ayes, 0 noes and 1 absent. June 7, 2012 ITEM NO.: 4 FILE NO.: Z-8766 NAME: Bradley Accessory Dwelling – Conditional Use Permit LOCATION: 12900 County Line Road OWNER/APPLICANT: Lucas and Karla Bradley PROPOSAL: A conditional use permit is requested to allow for construction of an accessory dwelling (guest house) on this R-2 zoned 10+ acre tract. 1. SITE LOCATION: The site is located on the north side of County Line Road, ¼ mile west of Vimy Ridge Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The area contains a variety of residential properties; including similarly- sized large tracts with single family residences and urban, smaller lot residential subdivisions. The properties to the east and southeast are larger tracts. Single family subdivisions are located to the west and to the south (in Saline County). Large, acreage tracts are located to the north and northeast. The proposed accessory dwelling is to be built as an addition to an existing, three-car garage accessory building and will not “stand out” as a separate dwelling. The use appears to be compatible with the area. Notice of the Public Hearing was sent to all owners of properties located within 200 feet of the site and the SWLR United for Progress and Alexander Road Neighborhood Associations. 3. ON SITE DRIVES AND PARKING: The existing single-family residence and proposed accessory dwelling each require one on-site parking space. The site contains a three-car garage and more than sufficient area for additional parking, if needed. A single driveway serves the residence. It will be extended to provide additional access to the garage. 4. SCREENING AND BUFFERS: No Comments. June 7, 2012 ITEM NO.: 4 (Cont.) FILE NO.: Z-8766 2 5. PUBLIC WORKS COMMENTS: No Comments. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this project. Entergy: Approved as submitted. Centerpoint Energy: No comment received. AT&T (SBC): No comment received. Water: No objections. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. 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. Contact Central Arkansas Water if additional fire protection or metered water service is required. 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. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) 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 CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. June 7, 2012 ITEM NO.: 4 (Cont.) FILE NO.: Z-8766 3 Fire Department: Approved as submitted. Maintain access at least twenty (20) foot wide. County Planning: No Comments. CATA: The site is not located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT: (MAY 17, 2012) The applicant was present. Staff presented the item and noted little additional information was needed. The applicant was advised to provide information on proposed building design; exterior finish, roof type. The applicant was also advised to request separate utilities in writing, if desired. Utility and Fire Department Comments were noted. The applicant was advised to respond to staff issues by May 23, 2012. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: The R-2 zoned, 10 acre tract located at 12,900 County Line Road contains a one-story, frame, single family residence and associated accessory buildings; including a detached, three-car garage. The applicant is requesting approval of a conditional use permit to allow an accessory dwelling to be built as an addition onto the garage building. The accessory dwelling will be occupied by the applicant’s parents and later will serve as a guest house. The accessory dwelling will not be rented. The proposed one-story accessory dwelling is approximately 1,000 square in area and will contain a kitchen, 1 ½ bathrooms, living area and 1 bedroom. A porch will extend the length of the front of the house. The dwelling will have a vinyl siding exterior and shingled-pitched roof to match the existing house. The existing driveway will be extended to provide access. No separate utilities are requested. To staff’s knowledge, there are no outstanding issues. Allowing a small accessory dwelling/guest house on this 10 acre tract should have no effect on other nearby properties. There is no bill of assurance for this acreage tract. June 7, 2012 ITEM NO.: 4 (Cont.) FILE NO.: Z-8766 4 STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Section 6 of the agenda staff report. 2. The accessory dwelling is to serve as a guest house and is not to be rented. 3. The property owner must occupy one of the dwelling units (Section 36-252 (a)(3)). PLANNING COMMISSION ACTION: (JUNE 7, 2012) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 10 ayes, 0 noes and 1 absent. June 7, 2012 ITEM NO.: 5 FILE NO.: Z-8773 NAME: Griffin Multisectional Manufactured Home – Conditional Use Permit LOCATION: 4508 East 37th Street (College Station) OWNER/APPLICANT: Catherine Griffin PROPOSAL: A conditional use permit is requested to allow for the placement of a multisectional manufactured home on this R-3 zoned lot. 1. SITE LOCATION: The property is located on the north side of East 37th Street, one lot west of Jones Street (College Station). 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located outside of the city limits within the City’s extraterritorial zoning jurisdiction. The surrounding area contains a variety of housing types, including site built homes and multisectional and single- wide manufactured homes. Subsequent to the 1997 tornado, this area was zoned in conjunction with an extension of Little Rock Sewer Service. Since that time, several manufactured homes have been approved in the area; either through CUP’s for multisectional homes or R-7A rezoning for single-wides. The proposed home is compatible with development in the area. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the College Station Neighborhood Association. 3. ON SITE DRIVES AND PARKING: The single-family residence is required one parking space. There is room for a single driveway off of East 37th Street to serve the site. 4. SCREENING AND BUFFERS: No Comments. June 7, 2012 ITEM NO.: 5 (Cont.) FILE NO.: Z-8773 2 5. PUBLIC WORKS COMMENTS: No Comments. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this project. Entergy: A ten (10) foot overhead easement required along west and south property liens for Entergy facilities located on property. Centerpoint Energy: No comment received. AT&T (SBC): No comment received. Water: No objections. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. 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. 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. Contact Central Arkansas Water if additional fire protection or metered water service is required. 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. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) 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 CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the June 7, 2012 ITEM NO.: 5 (Cont.) FILE NO.: Z-8773 3 Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Planning: No comment received. CATA: The site is not located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT: (MAY 17, 2012) The applicant was present. Staff presented the item and noted no additional information was needed. Utility and Fire Department Comments were noted. The Committee determined there were no outstanding issues and forwarded the item to the full Commission. STAFF ANALYSIS: The property located at 4508 East 37th Street is located outside of the city limits. It is located in the College Station community. The College Station area was zoned by the City, through its extraterritorial zoning authority, following the 1997 tornado, in conjunction with the extension of City sewer to serve the area. A 28’ X 48’ multisectional manufactured home has recently been placed on the R-3 zoned lot. The owner of the lot, Catherine Griffin, lives in a multisectional manufactured home which is located on the lot adjacent to the east. She placed the home on this lot next to her to be occupied by her son and his family. When staff became aware of the home’s recent placement on the lot, Ms. Griffin was advised that she would need to seek approval through the conditional use permit process. The property is located in an area that contains a variety of single family residential types; including site-built homes and single-wide and multisectional manufactured homes. Some of the manufactured homes pre-date the City’s zoning of the area. Other manufactured homes have been approved for placement in the area either through R-7A rezoning or conditional use permits. The proposed home has a pitched, shingled roof and a Hardiplank, vertical siding exterior. The home has been placed with the end of the home facing the street. The front and rear doors face the side property lines. Orientation of the home matches the house adjacent to the east. There is no definite orientation of the other homes on the block. Several of the lots in the block are vacant as well. June 7, 2012 ITEM NO.: 5 (Cont.) FILE NO.: Z-8773 4 The home has been underpinned and it appears the transport elements have been removed. Although the applicant-provided survey indicates placement of the home with a 25’ front yard setback, it is apparent that the setback is actually closer to 15. Staff is supportive of allowing this home to remain as it has been placed. East 37th Street is not a heavily traveled street. The street serves about a half dozen residential properties. If this home is ever removed and replaced with a similarly-sized multisectional manufactured home, the new home must be placed to comply with required setbacks. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the comments and conditions outlined in Section 6 of the agenda staff report. Staff recommends approval of a front yard setback variance to allow this home to remain as currently placed subject to compliance with the following condition: 1. If this specific home is ever removed from the lot, placement of any subsequent home must comply with required setbacks. PLANNING COMMISSION ACTION: (JUNE 7, 2012) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 10 ayes, 0 noes and 1 absent. 0 L) W w W C7 Z J [/7 CO /O V CD 2 J CL 0 C W 0 L U) U W d U) m Q z`- F— Z LLJ co co a W Z LU m 2Qm U m m C7C.] LU Q L Z =CJ(LZ::DCr-ZCr-U U Q O Cl) AWL m ❑[ W LL x Z Z � J Q Z o Z Z < C) a_ Of 0 L U) U W d U) m Q z`- F— Z LLJ co co a W Z LU LU mdm�o�zZa._t Q m � m LW co ® C W U Z Z Q [)! L- =C W .�- Z LL _ F- :: D LL Q Q' 2 EY Q W Z Z W[ a_ -- [ orf 0 L U) U W d U) m Q z`- F— Z LLJ co co a W Z LU Jane 7, 2012 There being no further business before the Commission, the meeting was adjourned at 4:35 p.m. Date 7/// f r A ?*o L e refs Ch irman