Loading...
HomeMy WebLinkAboutpc_08 30 2012 LITTLE ROCK PLANNING COMMISSION PLANNING – REZONING – CONDITIONAL USE HEARING MINUTE RECORD AUGUST 30, 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 William Changose J. T. Ferstl Rebecca Finney Keith Fountain Dan Harpool Obray Nunnley, Jr. Amy Pierce Bill Rector Members Absent: Janet Dillon City Attorney: Cindy Dawson III. Approval of the Minutes of the July 19, 2012 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION PLANNING – REZONING – CONDITIONAL USE HEARING AUGUST 30, 2012 4:00 P.M. I. OLD BUSINESS: Item Number: File Number: Title: A. Z-8753-A Phillips Duplexes – Conditional Use Permit SE corner of Ludwig Street and Raymond Savage Drive (West 41st Street) B. Z-8775 The Castle on Stagecoach Short-form PD-C, located at 6601 Stagecoach Road. II. NEW BUSINESS: Item Number: File Number: Title: 1. Z-8795 Wild Accessory Dwelling – Conditional Use Permit #1 Wild Place 2. Z-8796 Clubhaus Health and Fitness Club – Conditional Use Permit 1207 Rebsamen Park Road 3. Z-8792 (A&B) Z-8793 (A-C) Z-8794 (A&B) Rezoning from R-5 to R-2 and R-3 Along and north of Kavanaugh Boulevard, from Ridgeway Drive to Monroe 4. Planning Boundary Change between Arkansas River and I-530 5. A-323 Chenal Kanis Storage Center Annexation August 30, 2012 ITEM NO.: A FILE NO.: Z-8753-A NAME: Phillips Duplexes – Conditional Use Permit LOCATION: SE corner of Ludwig Street and Raymond Savage Drive (West 41st Street) OWNER/APPLICANT: Stanley Phillips/Kwendeche, Architect PROPOSAL: A conditional use permit is requested to allow for the construction of a total of two duplex residential structures on these four, R-3 zoned lots. 1. SITE LOCATION: The site is located at the southeast corner of Ludwig Street and Raymond Savage Drive (West 41st Street). 2. COMPATIBILITY WITH NEIGHBORHOOD: There are a number of significant trees on the site but there are no structures remaining. The area is primarily residential but there is a church located across Ludwig Street from the proposed development. A number of new single-family homes have been constructed in this area in recent years. Along John Barrow Road there are residential and non- residential uses. Acts Church owns the property located at West 42nd Street and John Barrow Road. Across John Barrow Road is a rehabilitation facility and a property zoned POD which was approved for Acts Church to build their Little Rock facility but has not developed. Other uses in the area include a daycare center and a strip retail center in the 3800 Block of John Barrow Road. In recent years, CUP’s have been approved for duplexes to be built at 32nd and Ludwig and the 4500 block of Ludwig. Those units have been constructed. Staff believes the proposed construction of two duplexes containing a total of four dwellings on these four lots is compatible with the neighborhood. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the John Barrow Neighborhood Association. 3. ON SITE DRIVES AND PARKING: Each unit is required to have 1.5 parking spaces; a total of 3 spaces per duplex. The applicant is proposing to construct typical residential style driveways with two parking spaces per unit; 4 spaces per duplex. The driveways will take access off of Ludwig Street. August 30, 2012 ITEM NO.: A (Cont.) FILE NO.: Z-8753-A 2 4. SCREENING AND BUFFERS: No Comments. 5. PUBLIC WORKS COMMENTS: 1. Raymond Savage Drive (41st 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. A 20 feet radial dedication of right-of-way is required at the intersection of Raymond Savage Drive (41st Street) and Ludwig Street. 3. Ludwig 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. 4. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Raymond Savage Drive (41st St) including 5-foot sidewalks with planned development. The new back of curb should be located 13 ft from centerline. 5. Sidewalk adjacent of the public streets should be located within the public right-of-way. 6. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveways must not exceed 36 feet. 7. Old driveway curb cut should be removed and replaced with curb and gutter. 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: All Central Arkansas Water requirements in effect at the time of request for water service must be met. August 30, 2012 ITEM NO.: A (Cont.) FILE NO.: Z-8753-A 3 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 Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. Maintain Access. County Planning: No Comments. CATA: The site is not located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT: (JUNE 27, 2012) The applicants were present. Staff presented the item and noted little additional information was needed. In response to a question from staff, the applicants indicated each unit would contain three bedrooms and two bathrooms. The applicants stated the structures would have a vinyl siding exterior and asphalt- shingled, hip roof with gabled dormers above the entries. Staff commented that the elevations provided showed covered entries that were not reflected on the August 30, 2012 ITEM NO.: A (Cont.) FILE NO.: Z-8753-A 4 site plan. The applicants stated that would be corrected to show the covered porches. Public Works and Utility Comments were discussed. The applicant was advised to make a minor change in the driveway design so that the driveways for each unit of the duplexes were separated; eliminating the appearance of a 46-foot wide driveway. The applicant was also advised to relocate the sidewalks to be within the public right-of-way or to dedicate additional right-of-way to include the sidewalk location. The applicants stated those changes would be made. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: The property consists of four (4) platted, R-3 zoned lots located at the southeast corner of Ludwig Street and Raymond Savage Drive (West 41st Street). A request to rezone the site from R-3 to PD-R for placement of a single structure containing eight (8) units was filed for the Commission’s March 29, 2012 meeting. There was little support for the proposal from staff and the neighborhood. The applicant chose to defer the item and subsequently revised the PD-R application. The revised application was to construct a single duplex structure on each of the four lots. A fourteen (14) space parking lot was proposed to be located behind the structures, with access off of Raymond Savage Drive. The application was heard at the May 10, 2012 Commission meeting. Staff recommended approval of the revised application. There were a number of objectors present who stated the revised proposal was still a multifamily development. The Commission denied the application with a vote of 3 ayes, 6 noes and 2 absent. The applicant did not appeal to the Board of Directors. The applicant has now filed a conditional use permit to allow two (2) duplexes structures on the four (4) lots (a total of four (4) units). The one-story buildings will have vinyl siding. The roof shall be asphalt-shingled with a hip roof profile with a gabled dormers above each entry. Each unit within the duplexes will be 1,170 square feet in area; containing three (3) bedrooms and two (2) bathrooms. Each unit will have two (2) asphalt-paved parking spaces off of Ludwig Street. Concrete sidewalks will provide access to each unit from the street and the parking spaces. A six (6) foot tall wooden privacy fence will be placed along the east (rear) and south (side) perimeters. Building setbacks exceed those established for the R-3 district. Street improvements, including sidewalk, will be installed on both streets abutting the site. August 30, 2012 ITEM NO.: A (Cont.) FILE NO.: Z-8753-A 5 The applicant has responded to issues raised at Subdivision Committee. Additional right-of-way dedication is shown to encompass the new sidewalks. The site plan has been modified to show the covered porches. The driveways have been separated for each unit, creating driveways that are typical for a single or two-family residential property. Duplex A will occupy lots 7 and 8. Duplex B will occupy lots 9 and 10. To staff’s knowledge, there are no outstanding issues. The bill of assurance for John Barrow Addition does not address use issues. STAFF RECOMMENDATION: Staff recommends approval of the CUP subject to compliance with the comments and conditions outlined in Sections 5 and 6 of the agenda staff report. PLANNING COMMISSION ACTION: (JULY 19, 2012) The applicant was present. Aletha Hill, of 3917 Malloy Street, was present but did not indicate either support or opposition. Staff requested deferral of the item to the August 30, 2012 meeting to allow for further discussions with the neighbors. The applicant had agreed to the deferral request. There was no further discussion. The item was placed on the consent agenda and deferred to the August 30, 2012 meeting. The vote was 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant submitted a revised site plan, moving the proposed parking from the front of the property to behind (east side) the proposed duplexes. An access drive from Raymond Savage Drive will serve the parking. Please see attached revised site plan. Staff recommends approval of the revised site plan and CUP subject to compliance with the comments and conditions outlined in Sections 5 and 6 of the staff report and a cross access/parking easement being provided. PLANNING COMMISSION ACTION: (AUGUST 30, 2012) The applicant was present. There were no objectors present. Staff informed the Commission that the applicant had submitted a revised site plan, moving the parking from the front of the property to behind (east side) the proposed duplexes. An access drive from Raymond Savage Drive will serve the parking area. Staff recommended approval of the revised CUP subject to compliance with the comments and conditions outlined in Sections 5 and 6 of the agenda staff report and a cross access/parking easement being provided prior to August 30, 2012 ITEM NO.: A (Cont.) FILE NO.: Z-8753-A 6 issuance of a building permit. 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. August 30, 2012 ITEM NO.: B FILE NO.: Z-8775 NAME: The Castle on Stagecoach Short-form PD-C LOCATION: Located at 6601 Stagecoach Road DEVELOPER: The Castle on Stagecoach LLC Walter Rognrud and Kevin Blazer 6601 Stagecoach Road Little Rock, AR 72204 SURVEYOR: Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 9.5 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-C PROPOSED USE: Single-family and Special events center VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is a rezoning from R-2, Single-family to Planned Development Commercial (PD-C) to allow a portion of the applicant’s property to be used for outdoor venues. The applicant indicates the site will be available for outdoor venues such as, weddings, company parties, corporate events, picnics, birthday parties, etc. The cover letter states although the property contains approximately 80 acres, the area to be used for the outdoor venues is an area containing 9.5 acres located behind the house (the Castle) between the pond and the out-buildings of the Castle. No new construction is proposed with the rezoning request. August 30, 2012 ITEM NO.: B (Cont.) FILE NO.: Z-8775 2 The outdoor venues will potentially use tents for shelter in case of rain. The tents will be rented from local businesses and set up on the day of the venue and promptly removed after the event is over. Entertainment such as, small bands, DJ music will be allowed during the outdoor venues. The applicant does not foresee any disturbance caused by noise to their neighbors based on the distance the homes are from the portion of the property being used for the outdoor venues. For the venues, portables restroom facilities will be brought to the site. Food and beverages will be provided by catering companies who will deliver food to the property. Trash will be removed by the clients, various vendors or the Castle property owners depending on the amount of trash generated by the venue. The applicant has indicated they have become a Community Partner with Dodd Elementary and look forward working with several events coming up for the school. In exchange, the School has given the Castle LLC permission and access to their parking lot for patrons to park for venues at the Castle property. According to the applicant traffic should not be a problem, since most events are held on the weekends. The Dodd Elementary School parking area is located where guest can easily access the Castle property. Emergency vehicle access may be reached by one (1) of three (3) gates. The gates are located at the main entrance to the Castle at 6601 Stagecoach Road or there are two (2) gates at the end of E. David O. Dodd Road. B. EXISTING CONDITIONS: Dodd Elementary School is located to the east and there are non-residential uses located to the north across Stagecoach Road on Brodie Lane. The remainder of the area is primarily single-family. North of the site on David O Dodd Road are two (2) new single-family subdivisions with one, Woodridge Estates, appearing to be fully developed. The Waters Edge Subdivision was approved with multiple phases and has not fully developed. Greenwood Acres is also a developing single-family subdivision located to the north bounded by Stagecoach, Lanehart, Herndon and McPherson Roads. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of informational phone calls from area residents. All property owners located within 200-feet of the site, the Stagecoach Dodd Neighborhood Association and Southwest Little Rock United for Progress were notified of the application request. August 30, 2012 ITEM NO.: B (Cont.) FILE NO.: Z-8775 3 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stagecoach Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. If future site development occurs, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to Stagecoach Road including 5-foot sidewalk with any future development. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: A 10-foot easement, 5-feet on either side of the existing Entergy facility is required. Contact Entergy at 954-5151 for additional information. 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. 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) are 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 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 10 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 August 30, 2012 ITEM NO.: B (Cont.) FILE NO.: Z-8775 4 project. A short water main extension may be needed to provide water service to this property. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Fire Department: Place fire hydrants per code. Maintain a minimum access of 20-feet around the site. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 65th Street West 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 six (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 six (6) units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to PDC (Planned District Commercial) to allow for outdoor venues on this site along with the continued single-family use. Master Street Plan: Stagecoach Road is a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Baseline Road. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: Class II Bike Lanes are shown along 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. August 30, 2012 ITEM NO.: B (Cont.) FILE NO.: Z-8775 5 G. SUBDIVISION COMMITTEE COMMENT: (May 31, 2012) The applicant was present. Staff presented an overview of the item stating there were a number of questions in need of answering before the item was presented to the full Commission for final action. Staff questioned if outdoor music would be utilized and if music would be played staff requested the applicant provide a plan indicating the placement of speakers and the stage. Staff questioned the days and hours the events would occur. Staff stated the cover letter indicated the applicant had an agreement with the David O Dodd Elementary School for use of their parking lot. Staff requested the applicant provide a copy of the agreement with the Subdivision Committee responses. Staff also questioned the types of events that would be held. Public Works comments were addressed. Staff stated a right of way dedication 55-feet from centerline would be required to comply with the City’s Master Street Plan. Staff stated if the bridge was located within the dedication area the dedication would go around the bridge. 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 the issues raised at the May 31, 2012, Subdivision Committee meeting. The applicant has provided a written agreement from Dodd Elementary School for use of their parking lot for outdoor venues held on the Castle property. The applicant has also provided a plan indicating the stage placement and the direction of speakers. The applicant has indicated the venues will be held Monday through Sunday and end by 11 pm. The typical time frame for the each venue is four (4) to six (6) hours. The revised cover letter states there are 90 marked parking spaces within the parking lots of the David O Dodd Elementary School. Parking on the Castle property is also available within a grassed field which will provide an additional 40 parking spaces. No new permanent site lighting will be located on the site. All lighting for events will be directional, directed downward and into the site to not cause an overspill onto adjacent properties. The applicant has indicated no new fencing will be installed around the site. There is existing fencing located on the southern perimeter. There will not be any permanent signage placed on the site. August 30, 2012 ITEM NO.: B (Cont.) FILE NO.: Z-8775 6 The applicant has not requested the approval be non-transferable to future owners of the property or the business owners. Staff recommends if approved the use of the site for outdoor venues be limited to the ownership of the Castle on Stagecoach, LLC and not be transferable. The City’s Zoning Ordinance defines an events center as any privately owned property, building or portion of a building, the primary purposes of which is to be rented or leased for parties, entertainment functions, conventions, conferences, seminars, assemblies or meetings. The definition does not include facilities such as banquet halls or meeting facilities which are ancillary uses to a permitted use. The development standards and review standards for event centers are within the Conditional Use Permit Division or the Zoning Ordinance. The ordinance states the Planning Commission must review the separation of the facilities to limit the impact on the neighborhood. The ordinance states an event center shall not be located within 750 feet of the following: a church, a sexually-oriented business as defined by Chapter 17 of the Code of Ordinances, a public or private elementary, secondary or post-secondary school, a daycare center or any facility that operates programs for children or youth, any single-family or multi-family residential use, except a hotel or motel or residential use that is within a unified development that contains both the event center and the residential use. The measurement is to be made in a straight line, without regard to intervening structures or objects, from the nearest portion of a building or structure proposed for occupancy as an event center to the nearest property line of any of the above uses. At the time of this writing staff is waiting on an opinion by the City Attorney’s office concerning the recently adopted regulations for event centers and their possible impact on this PD-C rezoning request. I. STAFF RECOMMENDATION: Staff recommendation forthcoming. PLANNING COMMISSION ACTION: (JUNE 21, 2012) The applicant was not present. There were no registered objectors present. Staff presented the item with a recommendation of deferral of the item to the August 2, 2012, public hearing to allow staff additional time to review the zoning ordinance with regard to the placement of special events centers. There was no further discussion of the item. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. August 30, 2012 ITEM NO.: B (Cont.) FILE NO.: Z-8775 7 STAFF UPDATE: Staff recommends deferral of this item to the August 30, 2012 public hearing to allow additional time to review the spacing requirements for events centers. PLANNING COMMISSION ACTION: (AUGUST 2, 2012) The applicant was not present. There were no registered objectors present. Staff presented the item with a recommendation of deferral of the item to the August 30, 2012 public hearing to allow additional time to review the spacing requirements for events centers. There was no further discussion of the item. The Chair entertained a motion for placement of the item of the Consent Agenda for approval as recommended by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. STAFF UPDATE: Ordinance No. 20,617 adopted by the Little Rock Board of Directors on August 7, 2012, allowed a revision to the Chapter 36 of the Code of Ordinances and now allows the planned development process to review a request which were previously reviewed through the conditional use permit process. The ordinance states: Chapter 36 of the Little Rock Code of Ordinances is hereby amended by adding a new subsection 36-451(e) to read as follows: (e) Except for those land uses specified in subsection 36-104(a), a land use that would otherwise need a conditional use permit shall not require a conditional use permit if the use is a part of a planned development or planned unit development application and process. The development standards and review standards for event centers as identified within the Conditional Use Permit Division or the Zoning Ordinance states the Commission must review the separation of the facilities to limit the impact on the neighborhood. The ordinance states an event center shall not be located within 750 feet of the following: a church, a sexually-oriented business as defined by Chapter 17 of the Code of Ordinances, a public or private elementary, secondary or post-secondary school, a daycare center or any facility that operates programs for children or youth, any single-family or multi-family residential use, except a hotel or motel or residential use that is within a unified development that contains both the event center and the residential use. The measurement is to be made in a straight line, without regard to intervening structures or objects, from the nearest portion of a building or structure August 30, 2012 ITEM NO.: B (Cont.) FILE NO.: Z-8775 8 proposed for occupancy as an event center to the nearest property line of any of the above uses. The Commission is to review each of the requests on an individual basis to determine the impact on the adjoining properties with consideration give to the stated criteria. The request is to allow the placement of a special events center on the property located at 6601 Stagecoach Road, which is located adjacent to an elementary school and within 750 feet of a single-family home. Although the area being considered for rezoning is roughly ten (10) acres, the Castle Property ownership contains approximately 80+ acres. The applicant had previously indicated parking for special events would be provided on adjacent property owned by the Little Rock School District. The School District has raised an objection to the use of their property for parking for events on the Castle Property and the applicant has since stated all parking for the special events will be provided on the Castle Property. As previously stated the applicant has not requested the approval be non-transferable to future owners of the property or the business owners. Staff recommends if approved the use of the site for outdoor venues be limited to the ownership of the Castle on Stagecoach, LLC and not be transferable. Staff is supportive of the requests. Staff does not feel the allowance of special events at this location will adversely impact the area. The applicant has indicated the stage and speakers will be placed to limit noise and disturbance from events to abutting properties. The events will end by 11 pm and will typically last from four (4) to six (6) hours. 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 approval be limited to the ownership of the Castle on Stagecoach, LLC and not be transferable. PLANNING COMMISSION ACTION: (AUGUST 30, 2012) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation the approval be limited to the ownership of the Castle on Stagecoach, LLC and not be transferable. August 30, 2012 ITEM NO.: B (Cont.) FILE NO.: Z-8775 9 There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. August 30, 2012 ITEM NO.: 1 FILE NO.: Z-8795 NAME: Wild Accessory Dwelling – Conditional Use Permit LOCATION: #1 Wild Place OWNER/APPLICANT: Jerome and Kathy Wild PROPOSAL: A conditional use permit is requested to allow for construction of a one-story accessory dwelling (guest house) on this R-2 zoned, 5 acre tract. 1. SITE LOCATION: The site is located south and west of the Duquesne Neighborhood. Access is via an access easement off of Bouresse Court. The property is not located in the Chenal Valley development. 2. COMPATIBILITY WITH NEIGHBORHOOD: The Duquesne Neighborhood is located north and east of this 5 acre tract. That neighborhood contains single family residences on typical suburban lots. A wooded green belt is adjacent to the north of this tract. The proposed single family residence and associated guest house are to be located roughly in the center of the property, approximately 250 feet behind the houses on Bouresse Court to the east. Large, wooded tracts extend to the south and west of the site. Shinnal Mountain, topped by numerous broadcast towers, is located further to the south. Allowing the small guest house, in conjunction with the new residence being built on this 5 acre tract should have no impact on other area properties. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site, the Duquesne Neighborhood Association and a representative of Deltic/Chenal properties. 3. ON SITE DRIVES AND PARKING: Access to the site is via an access easement off of Bouresse Court. The principal dwelling and accessory dwelling each require one on-site parking space. Each structure will contain a garage. There is more than sufficient parking provided by the garages and the 250 foot long driveway. 4. SCREENING AND BUFFERS: No Comments. August 30, 2012 ITEM NO.: 1 (Cont.) FILE NO.: Z-8795 2 5. PUBLIC WORKS COMMENTS: 1. Provide at least twenty (20) feet of paved surface from Bouresse Court through the access easement to the subject property. 2. The driveway or private street accessing the subject property shall have a concrete apron per City Ordinance. 3. Repair curb and gutter, street, or any public infrastructure damaged during construction of the driveway or private street. 4. Contact Public Works, Melvin Hall at 590-7465, for inspection of concrete apron prior to installation. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer main extension required with easements if sewer is required for this project. Entergy: No comments received. Centerpoint Energy: No comments received. AT&T (SBC): No comments received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Because this property does NOT have frontage along a public water main a water main extension will be required to provide water service to this property. 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. August 30, 2012 ITEM NO.: 1 (Cont.) FILE NO.: Z-8795 3 Fire Department: Approved as submitted. County Planning: No Comments. CATA: The site is not located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT: (AUGUST 8, 2012) The applicants were present. Staff presented the item and noted no additional information was needed. Public Works comments were noted. The applicants were advised to meet with a representative of Deltic to work out the specifics of the landscaping to be planted in association with the access easement. The Committee determined there were no outstanding issues and forwarded the item to the full Commission. STAFF ANALYSIS: A two-story, 6,700+ square foot single family residence is currently being constructed on the R-2 zoned, five (5) acre tract located at #1 Wild Place. The five (5) acre tract, Tract 98 Maumelle Orchard Addition, is located south and west of the Duquesne Neighborhood. Access is via an access easement off of Bouresse Court. The access easement was created through the center of Tract H, Block 48, Chenal Valley Addition (filed and recorded on September 23, 2005). Section 2(a) of that easement grant states: (a) that development of Tract 98 be and hereby is restricted to one-single family residence and related structures, facilities and improvements per acre with a maximum of five single family residences and related structures, facilities and improvements on Tract 98. The easement grant requires the planting of landscaping along either side of the driveway to be constructed through Tract H. The applicant is requesting approval of a conditional use permit to allow for construction of an accessory dwelling (guest house) in conjunction with the new residence now under construction. The proposed accessory dwelling will be approximately 1,200 square feet in size; containing 2 bedrooms, 2 baths, kitchen/living area and garage. The structure will be one-story in height and constructed of the same materials as the principal August 30, 2012 ITEM NO.: 1 (Cont.) FILE NO.: Z-8795 4 dwelling. The immediate purpose of the accessory dwelling is to accommodate and care for the applicant’s elderly family members. Future use will be for the structure to serve as a guest house for visiting family and friends. The structure will not be used as a rent property. To staff’s knowledge, there are no outstanding issues. The single family residence and guest house are to be located roughly in the middle of this five (5) acre tract. The structures will be located approximately 250 feet from the rear of homes on Bouresse Court and three hundred plus feet (300±) from the rear of the homes on Trelon Circle to the north. Placement of the structures well exceeds any setback requirements. The principal dwelling contains a 4 car garage and the guest house contains its own garage, providing more than adequate parking. The 1913 bill of assurance for Maumelle Orchard Addition does not address use issues. The access easement grant over Tract H, Block 48, Chenal Valley allows development of Tract 98 Maumelle Orchard with up to 5 single family residences with related structures, facilities and improvements. The applicant stated it was not intended that the accessory dwelling have separate utilities, unless determined necessary to provide service. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 5 and 6 of the agenda staff report. 2. The accessory dwelling is to serve as a guest house for family members and guests of the owner of the property. 3. One of the dwelling units must be occupied by the owner of Tract 98, Maumelle Orchard Addition (Section 36-252 (a) (3) of Chapter 36 of the Code of Ordinances). 4. Landscaping is to be installed and maintained on either side of the driveway through Tract H, Block 48, Chenal Valley as required by the access easement grant. Staff recommends separate utilities be permitted if it is determined that it is necessary to provide service. August 30, 2012 ITEM NO.: 1 (Cont.) FILE NO.: Z-8795 5 PLANNING COMMISSION ACTION: (AUGUST 30, 2012) The applicants were 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. August 30, 2012 ITEM NO.: 2 FILE NO.: Z-8796 NAME: Clubhaus Health and Fitness Club – Conditional Use Permit LOCATION: 1207 Rebsamen Park Road OWNER/APPLICANT: SA Group properties under contract to Loyd Walker and Stuart Walker/White-Daters PROPOSAL: A conditional use permit is requested to allow for the redevelopment of the building located on the O-2 zoned property at 1207 Rebsamen Park Road for a health and fitness club. 1. SITE LOCATION: The site is located at the northeast corner of the intersection of Cantrell Road and Rebsamen Park Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located within The Riverdale area which contains a variety of uses and zoning. The area immediately around this site has properties zoned O-2, C-3 and I-2. Uses in the area include offices, restaurants, auto service uses and a multi tenant shopping center. The proposed use is compatible with the neighborhood. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Hillcrest Neighborhood Association. 3. ON SITE DRIVES AND PARKING: The site currently contains 25 striped parking spaces. Access is via three (3) driveways off of a private drive located on the north side of the property. The building contains 20,000 square feet. At a ratio of 1 space per 300 square feet of floor area, The Health Club requires 66 parking spaces. The applicant proposes to rehabilitate and expand the parking to provide 69 spaces. Two of the driveways will be combined into a single driveway. The driveway nearest the intersection of Rebsamen Park and the private drive will be relocated onto Rebsamen Park Road and converted to an exit-only drive. August 30, 2012 ITEM NO.: 2 (Cont.) FILE NO.: Z-8796 2 4. SCREENING AND BUFFERS: Site plan must comply with the City’s landscape and buffer ordinance requirements. If the rehabilitation cost exceeds fifty percent (50%) of the replacement cost, an upgrade in the landscape ordinance will be required. An automatic irrigation system is required. The parking lots are shown at sixty-three (63’) foot in width; this can be reduced to sixty foot (60’) allowing for compliance with the landscape ordinance; revise. Credit for existing on site trees can be given towards compliance with the landscape ordinance. The dumpster must be located out of the required landscape perimeter and properly screened. Berming is encouraged along Cantrell Road. 5. PUBLIC WORKS COMMENTS: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to forty-five (45) feet from centerline will be required. The centerline of the right-of-way is not shown to determine if a right-of-way dedication is required. 2. Rebsamen Park Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way thirty (30) feet from centerline will be required. The centerline of the right-of-way is not shown to determine if a right-of-way dedication is required to be dedicated. 3. At the time of building permit, sidewalks with appropriate handicap ramps along Cantrell Road are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. At time of building permit, sidewalks with appropriate handicap ramps along Rebsamen Park Road are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Sidewalk is installed but should be continued to Fairfield Drive. August 30, 2012 ITEM NO.: 2 (Cont.) FILE NO.: Z-8796 3 5. The proposed western driveway should be one way in instead of one way out or removed due to its distance from Rebsamen Park Road. The other proposed driveway and closed curb cuts are okay. 6. At the time of building permit, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 7. 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. 8. The building is built within a drainage easement. This easement contains an eight (8) feet by eleven (11) feet corrugated metal arch drainage structure. The City of Little Rock recognizes no responsibility for maintenance of the arch drainage structure located under the building. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this project. Entergy: No comments received. Centerpoint Energy: No comments received. AT&T (SBC): No comments received. Water: 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. August 30, 2012 ITEM NO.: 2 (Cont.) FILE NO.: Z-8796 4 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 (10) days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. Maintain twenty (20) foot access. County Planning: No Comments. CATA: The site is not located on a CATA bus route. A route is located along Cedar Hill Road, just north of the site. SUBDIVISION COMMITTEE COMMENT: (AUGUST 8, 2012) The applicants were present. Staff presented the item and noted little additional information was needed. The applicants were asked to provide a signage plan and to indicate any fencing that might be placed on the site. Staff suggested that the ground sign on the Fairfield Drive frontage meet office standards. In response to a question, the applicants stated the remodeling costs would not exceed 50% of the building’s replacement value. Public Works and Landscape comments were discussed. Most of the discussion centered around the issues of the driveway on the south side of the building and the drainage easement under the building. The applicants stated they would meet with staff to address those matters. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: The O-2 zoned, 1.74 acre lot located at 1207 Rebsamen Park Road is occupied by a multi-story, 20,000 square foot building and paved parking for 25 vehicles. The building was previously occupied by a medical research facility but has been vacant for a while. August 30, 2012 ITEM NO.: 2 (Cont.) FILE NO.: Z-8796 5 The applicants are requesting approval of a conditional use permit to allow for the building to be remodeled for occupancy by Clubhaus, a health and fitness club. The applicants have a similar club in Fayetteville, in a remodeled old Piggly Wiggly grocery store. In addition to remodeling the building, the applicants propose to rehabilitate and expand the vehicle parking to accommodate 69 parking spaces. New landscaping will be installed in conjunction with the improved and expanded parking lot. The applicant submitted the following description of the proposed use: The club in Little Rock will be approximately 20,000 square feet. Its operating hours will be identical to our Fayetteville Club, 5:00 AM to 10:00 PM weekdays, 8-7 Saturdays and 12-7 Sundays. We project a total of 10 employees, although they will be spread out over the 17 hour day. Our Fayetteville Club has 15-20 employees, although many are part time (college students). Our primary focus is on group exercise classes and personal training for health and physical conditioning and weight control. Our concept will be an upscale club with very nice amenities and limited membership. We project membership to grow to approximately 1000, with approximately 25% family memberships and 75% single memberships. Our Fayetteville Club has approximately 700 memberships at present. We have a 50 space parking area, shared with 2 other businesses. The club amenities will include a 3,600 foot main exercise floor with cardio equipment, weight machines and free weights, a separate fitness training area, a group exercise studio, yoga studio, pilates studio, spinning (stationary bikes) studio, and a "women's only" fitness area with an adjacent child care area. There will be well appointed locker rooms, including private showers and changing rooms, with a steam room and sauna in both the men's and women's locker rooms, and a massage room adjacent to each locker room. We will have free wifi internet and several lounge areas for our members to relax, visit and wait for their classes. The front desk check in area will also serve as a lounge, and will have available smoothies, bottled water, healthy snacks, etc. If our budget permits, we plan to have an outdoor pool and surrounding lounge area also. The applicant responded to the issues raised at Subdivision Committee. Signage will consist of wall signs on the three (3) building facades that have street frontage and two (2) ground signs. The ground sign on the Cantrell Road perimeter will comply with signage allowed in commercial zones. The ground sign on the private drive perimeter will be a monument style sign that will comply with signage allowed in office zones. The applicant met with Public Works Traffic Engineering staff regarding the one-way driveway on the west side of the building. That driveway entrance will be relocated onto Rebsamen Park Road and will be a one-way, exit only driveway. The applicant is continuing to work August 30, 2012 ITEM NO.: 2 (Cont.) FILE NO.: Z-8796 6 with Public Works staff regarding the matter of maintenance responsibility for the drainage structure under the building. The outstanding resolution of that matter does not affect the land-use question of whether the health club is an appropriate use for the site. No new fencing will be installed other than around the pools. To staff’s knowledge, there are no other issues. Use of this existing building for a health and fitness club appears to be an appropriate use that is compatible with uses in the area. The 1985 Bill of Assurance does not address use issues but does state “all structures shall be…in compliance with all zoning regulations applicable to the property.” STAFF RECOMMENDATION: Staff recommends approval of the requested Conditional Use Permit subject to compliance with the Comments and Conditions outlined in Sections 4, 5 and 6 of the agenda staff report. PLANNING COMMISSION ACTION: (AUGUST 30, 2012) The applicants were 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. August 30, 2012 ITEM NO.: 3 FILE NO.: Z-8792 (A&B),Z-8793 (A-C), Z-8794 (A&B) Owner: Various Applicant: City of Little Rock, Planning & Development Location: Along and north of Kavanaugh Boulevard, from Ridgeway Drive to Monroe Area: 4.6 Acres plus or minus Request: Rezone from R-5 to R-2 and R-3 Purpose: Single-Family houses Existing Use: Single-Family houses SURROUNDING LAND USE AND ZONING North – Single-Family homes and apartments; zoned R-3 & R-2 Single Family, R-4 Two-Family, and R-5 Urban Residential Districts South – Commercial and office uses along and across Kavanaugh Boulevard; zoned C-3 General Commercial, and R-5 Urban Residential Districts East – Single-Family homes and apartments; zoned R-5 Urban Residential and R-2 Single Family Districts West – Single-Family homes and apartments; zoned R-2 Single Family A. PUBLIC TRANSPORTATION ELEMENT: The sites are located on or close to the Pulaski Heights route along Kavanaugh Boulevard. This CATA bus route goes from the Heights to the northwest along Kavanaugh Boulevard to downtown to the southeast. B. PUBLIC NOTIFICATION: All owners of property located within requested areas and the Hillcrest Residents Association were notified of the public hearing. C. LAND USE ELEMENT: This request is located in the Hillcrest Planning District. The Land Use Plan shows Residential High Density (RH) for this property. The Residential High August 30, 2012 ITEM NO.: 3 (Cont.) FILE NO.:Z-8792 (A&B), Z-8793 (A-C), Z-8794 (A&B) 2 Density category accommodates residential development of more than twelve (12) dwelling units per acre. The request is along the boundary of these two categories. The applicant has applied for a rezoning from R-5 (Urban Residential District) to R-2 and & R-3 (Single-Family) to recognize existing single-family homes. Master Street Plan: All the streets (Ridgeway Drive, Oak, Pine, Walnut, Ash, Beechwood, Palm, Spruce, Monroe and I Streets) except Kavanaugh Boulevard are Local Streets on the Master Street Plan. Kavanaugh Boulevard is a Collector on the Master Street Plan. A Local Street is to provide access to adjacent property. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bicycle Plan: There is a Class III Bike Route shown along Kavanaugh Boulevard. Bike Routes require no additional right-of-way or pavement markings, but do require a sign to identify and direct the route. D. STAFF ANALYSIS: In 2011 City Staff presented a package of changes to the City of Little Rock Land Use Plan in an area that included the Hillcrest neighborhood. At the hearing a request was made to review the large area of R-5, Urban Residential zoning north of Kavanaugh Boulevard with an intention to re-classify it to single-family. Staff agreed to do this review with the neighborhood. In the Spring of 2012 Staff reviewed the zoning and existing use pattern to see if there were and how many single-family homes there were within the R-5 Urban Residential District of Hillcrest. This was based on aerial photographs, the Pulaski County Assessors data base and the City’s zoning map. Several were noted, so Staff contacted the Hillcrest Residents Association (HRA) to discuss the proposal. On June 14 Staff met with the HRA executive committee to discuss the project to re-classify some of the R-5 area. After some discussion the executive committee voted to support the City effort to look at the multifamily area along Kavanaugh Boulevard. Additional field checks were done by Staff to verify single-family use on lots. The result was forty (40) parcels for possible reclassification. Letters were sent to the forty (40) parcel owners (based on the Pulaski County Assessors Office records) at the end of May. This letter informed the property August 30, 2012 ITEM NO.: 3 (Cont.) FILE NO.:Z-8792 (A&B), Z-8793 (A-C), Z-8794 (A&B) 3 owners of the possible re-classification and gave them the option to ask to be removed, by simply telling staff they did not wish to be re-classified. Nine properties asked to be removed and an additional four called asking questions about the letter (two of these stated total support for rezoning to single-family). Staff provided the HRA with the results – that thirty-one (31) parcels would be considered for re-classification after the initial notification of affected property owners. In addition the package of changes was presented the Plans Committee of the Little Rock Planning Commission on July 11, 2012. Notice letters were developed for the affected property owners and HRA. Thirty-one (31) property owners have received notice that their property will be considered for re-classification at the August 30, 2012 Planning Commission Public hearing. This notice was done by certified return-request US Mail. All were invited to notify staff to have their properties removed from consideration and to attend the hearing to give comments. All these properties are existing single-family homes. Z-8792, Z-8792-A, Z-8792-B would rezone properties on Hill, Oak and Pine north of Kavanaugh Boulevard to R-3 Single-Family. This is the ‘base’ single-family zoning for this portion of Hillcrest. A total of ten (10) single-family homes would be reclassified from R-5 Urban Residential to R-3 Single-Family with this action. Z-8793, Z-8793-A, Z-8793-B, Z-8793-C would rezone properties on Kavanaugh Boulevard, Walnut, Ash, Beechwood, and I Streets to R-2 Single-Family. This is the ‘base’ single-family zoning for this part of Hillcrest. A total of thirteen (13) single-family homes would be reclassified from R-5 Urban Residential to R-2 Single-Family with this action. Z-8794, Z-8794-A, Z-8794-B would rezone properties on Palm, Spruce and Monroe north of Kavanaugh Boulevard to R-2 Single-Family. This is the ‘base’ single-family zoning for this part of Hillcrest. A total of eight (8) single-family homes would be reclassified from R-5 Urban Residential to R-2 Single-Family with this action. In response to the second mailing, property owner Mr. William Holmes requested (on August 3, 2012) that his property at 811 North Spruce not be re-classified to R-2 Single Family. (This is part of Z-8794.) This property is removed resulting in 30 properties to be re-classified to either R-2 or R-3 Single-Family. E. STAFF RECOMMENDATION: Staff recommends approval of the requested R-2 and R-3 rezonings as amended removing 811 North Spruce. August 30, 2012 ITEM NO.: 3 (Cont.) FILE NO.:Z-8792 (A&B), Z-8793 (A-C), Z-8794 (A&B) 4 PLANNING COMMISSION ACTION: (AUGUST 30, 2012) Mr. Malone indicated this package was the result of a request to review the multifamily zoning made by the Commission last year. He then reviewed the process used (as noted in the Staff Analysis section). Two owners, Mr. William Holmes and Ms. Pat Isbell requested their properties not be re-classified after this item was legal advertised. Staff recommends that 811 North Spruce and 722 North Ash be removed from the package and the remaining 29 parcels be re-classified to Single-Family zoning. A motion was made to approve the zoning item as amended. By a vote 10 for, 0 against and 1 absent the item was approved. August 30, 2012 ITEM NO.: 4 Name: Planning Boundary Change Location: Between Arkansas River and Interstate 530 south of the City Limits Request: To move the Planning Boundary for the City of Little Rock north, closer to the current City Limits Source: Mike Marlar, representing the Frazier Pike Facilities board of Pulaski County PROPOSAL / REQUEST: Move the Little Rock Planning Boundary north, between the Arkansas River and Interstate 530. This would be to reduce the area outside the City Limits in which the City of Little Rock does planning and regulates subdivisions. PLANS: (Master Street Plan, Land Use Plan, Parks Plan, etc) The portion of each Plan that covers the area no longer within the Planning Boundary shall no longer be in affect. It may be used for representational purposes only (or should be removed from the appropriate ‘Plan’). The area of coverage for any and all planning efforts by the City of Little Rock would be reduced by the amount of change from the current Planning Boundary to the new proposed Planning Boundary. ANALYSIS: At Harper Road and Frazier Pike there is a grouping of homes, otherwise the area is agricultural. Much of the area is low and floodplain land. Within the City north of this portion of the Planning Area is industrial – the Port and Airport Industrial Parks. In addition some industrial use has developed just outside the City Limits in the northern part of the Planning Area. In 2008, the City of Little Rock annexed over 800 acres along Frazier Pike and the Arkansas River in this general area. This acreage has been mostly developed since annexation, with a Welspun Industries plant and complex. The City of Little Rock has seen this portion of the Planning Area as future expansion of the Little Rock Port and related industrial uses. The Future Land Use Plan reflects this with the northern portion of the Planning Area as Industrial and the southern portion as Agricultural. The current Planning Boundary line was drawn over a decade ago. In this area, the boundary line was drawn at less than that allowed by State Law. The City of Little Rock agreed to split the distance between Little Rock and Wrightsville with August 30, 2012 ITEM NO.: 4 (Cont.) 2 the City of Wrightsville. The boundary line was drawn at just under 3-miles. The City of Little Rock does exercise its subdivision authority in this area, but not zoning. After the Welspun annexation of 2008, the Planning Boundary at the Arkansas River is now only 1.5-miles and along Frazier Pike 2-miles from the City Limits. The City of Little Rock was approached about moving the Planning Boundary north (or closer to the City) by a group working on a new Water Service in the Harper Road area. The primary reason given for this was so that the Frazier Pike Public Facilities Board, which is doing the work can install a service line less than 12-inches. Central Arkansas Water requires service lines within the City of Little Rock’s Planning Area to be at least 12-inches.The Frazier Pike Facilities Board has indicated that to install this large a line would make the project cost so high that the project would not be feasible. The new boundary would start at the Arkansas River and follow the northern boundaries and Sections 35 and 34, Township-1-North, Range-1-West to the northwest corner of Section 34. Then proceed south along the west section line of Section 34, Township-1-North, Range-11-West to the southwest corner of said section. Then the boundary line would proceed west along the north boundary lines of Section 3 and 4, Township-1-South, Range-11-West to the northwest corner of Section 4. Then the boundary would proceed south along the west boundary of Section 4, Township-1-South, Range-4-West to the current Planning Boundary, continuing west and south along said boundary (as shown on attached graphic). This change would remove the residential area at the Harper Road-Frazier Pike intersection, as well as some businesses and farms along Frazier Pike from the City of Little Rock’s jurisdiction. The majority of the acreage is agricultural in use. The resulting Planning Boundary would be approximately a half mile south of the City Limits at Frazier Pike and a quarter of a mile at the Arkansas River. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. PLANNING COMMISSION ACTION: (AUGUST 30, 2012) The item was placed on the consent agenda for approval. By a vote of 10 for, 0 against and 1 absent the consent agenda was approved. August 30, 2012 ITEM NO.: 5 FILE NO.: A-323 NAME: Chenal Kanis Storage Center Annexation REQUEST: Accept 7.63 acres plus or minus to the City LOCATION: 15575 Kanis Road, Between Kanis and Pride Valley Roads, southeast of Rock Creek SOURCE: Thomas Pownall, PE Thomas Engineering, Agent GENERAL INFORMATION: • The County Judge has set a hearing on the annexation for 10 A. M. August 28, 2012. • The area requested for consideration has a residence on it, but a zoning action has been approved for a mini-warehouse and office development on this site. • There is one property owner. • The site is contiguous to the City of Little Rock along its north boundary (Kanis Road). • The annexation request is to obtain City services. • The site is and ‘L’ shape, with the top of the L along Kanis Road and contiguous to the City. The site has approximately 274 feet of frontage along Kanis Road and is 765 feet deep to Pride Valley Road. There is 515 feet of frontage along Pride Valley Road. • Currently the property is zoned PCD Planned Commercial Development. • The property owners have indicated the intention to develop the property as zoned. AGENCY COMMENTS: Public Safety: Fire: The Little Rock Fire Department has indicated they have no issues or concerns with the requested annexation. The Crystal Fire Department (current service provider) has no issues or concerns with the proposed annexation. Police: The Little Rock Police Department has indicated they have no issues or concerns with the requested annexation. Infrastructure and Community Facilities: Central Arkansas Transit: Central Arkansas Transit has indicated that they have no issues or concerns with the requested annexation. August 30, 2012 ITEM NO.: 5 (Cont.) FILE NO.: A-323 2 Parks and Recreation: No Comment Received. Public Works: The Solid Waste Division of Public Works indicated they have no issues or concerns with the annexation request. The Public Works Department has indicated they have no issues or concerns with the annexation request. Utilities: Central Arkansas Water: No Comment Received. Entergy: Entergy Arkansas (Distribution Engineering) has indicated that they have no issues or concerns with the annexation but indicated that all easements for electric utility lines will need to remain in place. Reliant-Energy: No Comment Received. Wastewater Utility. The Little Rock Waste Water Utility has indicated they have no issues or concerns with the requested annexation. However, they note that the extension of services to future development on this land would be the responsibility of the owner/developer. Southwestern Bell: No Comment Received. Schools: Little Rock: No Comment Received. The annexation is not within the Little Rock School District. Pulaski County Special: No Comment Received. The annexation area is within the Pulaski County Special School District. ANALYSIS: The annexation area is wooded with a single-family home. Rock Creek flows through the northwest corner of the tract at Kanis Road. At this point the site has an elevation of 458 feet. The site quickly rises to 468 feet. Along Kanis Road the highest point is 480 feet with the highest point on the side in the middle at 486 feet. The site and surrounding land is wooded. There is a home on the site. To the east there is no development, but along Pride Valley to the west are three homes. To the southeast across Pride Valley Road is a new subdivision of single-family homes (Kanis Creek Subdivision). Several homes have been built in the last few years in this subdivision. A new office building has been built east of Kanis August 30, 2012 ITEM NO.: 5 (Cont.) FILE NO.: A-323 3 Road, due east of this site. And a large office development (Southwest Power Pool) has recently been constructed to the west of this site. The annexation area was recently rezoned to Planned Commercial Development for a mini-warehouse development with smaller professional offices along Pride Valley Road. The Pulaski County Planning Department has indicated that this annexation will result in the creation of an ‘island’. (That is there will be a portion of un- incorporated county surrounded by the City of Little Rock). This potential ‘island’ is a single triangular tract of land between Kanis and Pride Valley Roads, east of the annexation area. The potential ‘island’ is zoned O-2, Office and Institutional District and is a wooded undeveloped tract of between 12.3 and 12.7 acres. Kanis Road is a Minor Arterial on the City’s Master Street Plan and Pride Valley Road is shown as a Collector. A Minor Arterial is generally a four-lane or five-lane road and is intended to move vehicles around and through the city. Kanis is still constructed as a two-lane county road at this location. Major expansion of this road will be required with development of the adjacent land. Pride Valley Road as a Collector should be a 3-lane road or two-lanes with parking. Pride Valley Road is also constructed as a county road and will require additional widening. Drainage improvements as well as sidewalks will be required on both of these roads. The closest Central Arkansas Transit (CAT) Route is Route 5 – West Markham. At its closest point (Markham and Chenal Parkway) that route is over a mile and half away ‘as the crow flies’ from this site. CAT has indicated they have no issues or concerns with the proposed annexation. There is a 24-inch gravity sewer line along Rock Creek to the northwest of the site and a smaller 8-inch line just east of the side. Wastewater Utility indicated that the owner/developer would have at their cost to extend services to future development on this land. There is a 24-inch water main along Kanis Road and a 20-inch main along Pride Valley Road. Entergy has indicated they have no issues or concerns long as the current easements for the utility are respected. The closest Fire Station is Station 20 on Oak Meadow Drive. That station is a little over 1.5 miles from the site via existing roads. The current fire protection provider (Crystal Fire Department) has no issues with the annexation. The annexation is adjacent to patrol district 71, which already travels the two roads fronting this annexation. The Little Rock Police Department has indicated that they have no concerns or issues with the proposed annexation. Staff Recommendation: Approval August 30, 2012 ITEM NO.: 5 (Cont.) FILE NO.: A-323 4 PLANNING COMMISSION ACTION: (AUGUST 30, 2012) The item was placed on the consent agenda for approval. By a vote of 10 for, 0 against and 1 absent the consent agenda was approved. LLJ cld- w 0 0 U 0 m CL 9 LLJ F- Q C7 1. 1 1i7 Baal JM W1 CL. 'G c 0 C CU W co cr- i� I Al �I W m W i W II( 1 �y VIJ W mom M o m � m W C LLJ Cr) � ¢�� 0 �_ C� i <' LL _ 750: � z C :) Q 2 cr = W W CL- < a U ui Of CL. 'G c 0 C CU W co cr- i� I Al �I W m W i W LLJ m LV m CD � U m Q � M LU CO (D LU va Z Z U LL, d © F-: —, C17 W LL LLJ m C7C } W LL LIJ 2 Z Z o L - p p Lt Q : lif Z Z LLJ u, LL 0 W CY CL. 'G c 0 C CU W co cr- i� I Al �I W m W i W August 30, 2012 There being no further business before the Commission, the meeting was adjourned at 4:09 p.m. Date /11 -::-7 -�D Sedretaryu Ch rman