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HomeMy WebLinkAboutpc_03 16 2017sub LITTLE ROCK PLANNING COMMISSION SUBDIVISION HEARING SUMMARY AND MINUTE RECORD MARCH 16, 2017 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present there being ten (10) members present. II. Members Present: Craig Berry Alan Bubbus Buelah Bynum Keith Cox Rebecca Finney Scott D. Hamilton Troy Laha Paul Latture Bill May Robert Stebbins Members Absent: Janet Dillon City Attorney: Shawn Overton III. Approval of the Minutes of the February 2, 2017 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION SUBDIVISION AGENDA MARCH 16, 2017 OLD BUSINESS: Item Number: File Number: Title: A. Z-4051-A Triangle Properties Short-form PID, located at 8218 Baseline Road. B. S-1776 Mountain Valley Preliminary Plat, located at 25616 Cantrell Road. C. Z-4923-R Shackleford Crossing Lot 1 Revised Short-form PCD (Cracker Barrel), located at 2618 South Shackleford Road. NEW BUSINESS: I. PRELIMINARY PLAT/REPLAT/SITE PLAN REVIEW : Item Number: File Number: Title: 1. S-309-E Gibralter Heights Addition Replat Lots 9 and 10 Block 3, 422 Gamble Road. 2. S-1056-B Lots 2AR and 2BR CWC Subdivision Replat and Subdivision Site Plan Review, 10011 Interstate 30. 3. S-1786 Greenwood Addition Preliminary Plat, located in the 16400 Block of Crystal Valley Road. 4. S-1756-A Lake Nixon Day Camp Subdivision Site Plan Review, 18500 Cooper Orbit Road. 5. Z-4336-QQ Arkansas Children's Hospital Zoning Site Plan Review, located on the Northwest corner of 10th and Summit Streets. Agenda, Page Two II. PLANNED DEVELOPMENTS: Item Number: File Number: Title: 6. Z-4343-II Bank of the Ozarks Revised Long-form PCD, located on the Northwest corner of Cantrell Road and Chenonceau Boulevard. 7. Z-4343-JJ Renaissance Pointe the Ranch Revised Long-form PD-R, Chenonceau Boulevard and Ayla Drive. 8. Z-4635-D Huffstutlar Properties Revised Long-form PCD, 10600 Interstate 30. 9. Z-4743-D Doublebee's Store #116 Short-form PD-C, 2406 Cantrell Road. 10. Z-5703-E Lots 2 and 4 Colonel Glenn Business Center Revised Long-form POD, 10303 Colonel Glenn Road. 11. Z-5936-O Tract 75 Chenal Valley Long-form PD-R, located on the Northwest corner of Champagnolle Drive and Rahling Road. 12. Z-6734-G 307 East 9th Street Revised Short-form PD-R, 307 East 9th Street. 13. Z-6973-H Lots 2 and 3 the Village at Colonel Glenn Revised Long- form PCD, located on the Northwest corner of David O Dodd and Lawson Cut-off. 14. Z-7603-I 14910 Cantrell Road Revised Long-form PCD, 14910 Cantrell Road. 15. Z-8998-A MEMS Revised Short-form PD-O, 1121 West 7th Street. 16. Z-9126-A Donaghey Building Revised Short-form PCD, 103 East 7th Street. 17. Z-9198 Breed Short-form PCD, 5108 Baseline Road. Agenda, Page Three III. OTHER BUSINESS: Item Number: File Number: Title: 18. LA-0074 Bowman Road at Executive Center Drive Advanced Grading Variance, located on the West side of Bowman Road at Executive Center Drive. 19. Z-4551-F The Madina Institute Short-form PCD, located at 12123 Kanis Road. March 16, 2017 ITEM NO.: A FILE NO.: Z-4051-A NAME: Triangle Properties Short-form PID LOCATION: Located at 8218 Baseline Road DEVELOPER: Melton Quijano 8218 Baseline Road Little Rock, AR 72209 SURVEYOR: White-Daters and Associates 24 Rahling Road Little Rock, AR 72223 AREA: 1.03 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 7 PLANNING DISTRICT: 15 – Geyer Springs West CENSUS TRACT: 41.03 CURRENT ZONING: I-2, Light Industrial District ALLOWED USES: Industrial District uses PROPOSED ZONING: PID PROPOSED USE: Add health studio spa as an allowable use VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is a rezoning from I-2, Light Industrial District to PID, Planned Industrial Development District, to add a health studio and spa as an allowable use for the property. The building is a one -story metal building containing 6,500 gross square feet of floor area. The building co ntains multiple tenant bays and occupants. There are no other modifications proposed to the building or parking areas. March 16, 2017 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-4051-A 2 B. EXISTING CONDITIONS: The site is developed with a commercial building and paved parking. There are various tenants in the building. This section of Baseline Road is constructed with curb, gutter and sidewalk. There are a number of non -residential uses in this area including a carwash to the east, warehousing to the north and office and commercial to the south. Further to the west is the I-30/Baseline Road commercial node. To the east is the Chicot/Baseline Road commercial node. Whisperwood Apartments are located to the south of this site at 8419 Baseline Road. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Chicot Neighborhood Association, the West Baseline Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Baseline Road is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to 45-feet from centerline will be required. 2. The provided boundary/topo survey is not up to date. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer available to this site. EAD, Environmental Assessment Division, approval required if food prep on site. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. Service is already being provided to this structure. Power lines currently exist and on the west side of this property and along Baseline Road in front of the property. Contact Entergy in advance to discuss any changes to electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. March 16, 2017 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-4051-A 3 Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 5. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. Fire Department: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a March 16, 2017 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-4051-A 4 fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501 -918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is served by METRO along Baseline Road by routes 17, 22, 23; it is a major transit corridor. We recommend that the property provide a pedestrian way from to the business front entrance to transit route. Provide the necessary sidewalk repairs per LR Public Works recommendations. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.gov or Mark Alderfer at 501.371.4875; malderfer@littlerock.gov. Planning Division: This request is located in Geyer Springs West Planning District. The Land Use Plan shows Light Industrial (LI) for this property. The Light Industrial category provides for light warehouse, distribution or storage uses, and/or other industrial uses that are developed in a well -designed "park like" setting. The applicant has applied for a rezoning from I-2 (Light Industrial District) to PID (Planned Industrial Development) to add a health studio and spa as an allowable use. March 16, 2017 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-4051-A 5 Master Street Plan: To the south of the property is Baseline Road and it is shown as Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generat ors 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: A Class II Bike Lane is shown along Baseline Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. All vehicular use areas which were in existence prior to the effective date of the Landscape Ordinance may continue as non -conforming until such time a building permit is issued to rehabilitate a structure on the property exceeding (50) percent of current replacement cost of the structure. At such time (50) percent of the existing vehicular use area shall be brought into compliance and shall continue to full compliance on a graduated scale based on the percentage of rehabilitation cost. 3. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (January 11, 2017) The applicant was not present. Staff presented an overview of the item stating there were few outstanding technical issues in need of addressing related to the site plan. Staff stated they would work with the applicant to address any concerns prior to the Commission hearing. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues associated with the request in need of addressing via a revised site plan. The applicant is seeking a rezoning of the site from I-2, Light Industrial District to PID, Planned Industrial Development District, to add a health studio and spa as an allowable use for the property. March 16, 2017 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-4051-A 6 The building is a one-story metal building containing 6,500 gross square feet of floor area. The building contains multiple tenant bays and occupants. The parking stalls are not marked on the site plan but the area indicates twenty (20) parking spaces could be provided. Parking for a mixed use development, based on one (1) parking space per 225 gross square feet of floor area would typically require the placement of 24 parking spaces to serve the site. Based on the current tenant mix staff feels the parking provided is adequate to serve the development. The applicant is not proposing any modification to the existing signage plan. Each of the lease spaces are allow a maximum of ten (10) percent of their façade area for building signage. The development is allowed a single ground mounted sign not to exceed 30-feet in height and 72 square feet in sign area. There is not a dumpster located on the site. Staff recommends should a dumpster be placed on the site the placement be in compliance with dumpster placement in commercial zones (dumpsters are not allowed in the front setback) and the dumpster be screened per typical ordinance standards. The dumpster service hours should be limited to daylight hours, from 7 am t o 6 pm Monday through Friday. Staff is supportive of the applicant’s request. The applicant is seeking approval to rezone the site to PID, Planned Industrial Development, to allow the addition of a health studio and spa as an allowable use for the site . To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the rezoning as required is appropriate. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with th e comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends should a dumpster be placed on the site the placement be in compliance with dumpster placement in commercial zones, the dumpster be screened per typical ordinance standards and the hours of dumpster service be limited to daylight hours, from 7 am to 6 pm Monday through Friday. March 16, 2017 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-4051-A 7 PLANNING COMMISSION ACTION: (FEBRUARY 2, 2017) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had failed to notify property owners as required by the Commission’s by-laws. Staff presented a recommendation of deferral of the item to the March 16, 2017, public hearing. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant submitted the notification as required by the Commission’s by -laws. Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends should a dumpster be placed on the site the placement be in compliance with dumpster placement in commercial zones, the dumpster be screened per typical ordinance standards and the hours of dumpster service be limited to daylight hours, from 7 am to 6 pm Monday through Friday PLANNING COMMISSION ACTION: (MARCH 16, 2017) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted the notification as required by the Commission’s by-laws. Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation should a dumpster be placed on the site the placement be in compliance with dumpster placement in commercial zones, the dumpster be screened per typical ordinance standards and the hours of dumpster service be limited to daylight hours, from 7 am to 6 pm Monday through Friday. Mr. Milton Quijano was present representing the request. He stated he was the property owner and was requesting a rezoning to allow the use of a portion of the building as a health studio and spa. There was no further discussion. A motion was made to approve the request as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. March 16, 2017 ITEM NO.: B FILE NO.: S-1776 NAME: Mountain Valley Preliminary Plat LOCATION: Located at 25616 Highway 10 DEVELOPER: RET Development LLC P.O. Box 242116 Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 37.6 acres NUMBER OF LOTS: 111 FT. NEW STREET: 3,930 LF WARD: N/A PLANNING DISTRICT: 29 - Barrett CENSUS TRACT: 42.01 CURRENT ZONING: R-2, Single-family VARIANCE/WAIVERS: A request to allow the option of the development of an internalized pedestrian circulation system (Section 31-175(2)) in-lieu of sidewalks. BACKGROUND: The property was previously used as a golf driving range. In 2007, the property was rezoned from R-2, Single-family to PCD to allow a six (6) lot development with a mixture of office and commercial uses. In 2015, a PD-R request for a single family residential development and a CUP for a wastewater treatment plant were filed but were withdrawn prior to Planning Commission hearing. A Conditional Use Permit request for a wastewater treatment system was considered by the Commission on July 14, 2016. The Commission denied this request. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting preliminary plat approval for a property located at the northwest corner of Arkansas State Highway No. 10 and Pleasant Grove Road. The main entrance for the subdivision will be off Highway 10 with circulation and emergency access provided off Pleasant Grove Road. The developer is March 16, 2017 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1776 2 proposing 111 lots on 37.6-acres. The lots are 60-feet in width and 117-feet in depth with a minimum lot size of 7,000 square feet. Amenities include walking trails around the perimeter of the property leading to a common area along the creek. The common area may include a fishing pond, play field, basketball court and possibly a pavilion for the residents. Central Arkansas Water facilities are available to the site. A Conditional Use Permit application is under consideration that would allow the installation of a package sewer treatment plant to provide sanitary sewer to the proposed development. The plant has been approved by the Arkansas Department of Health. The Arkansas Department of Environmental Quality has provided the discharge limits and review th e plant. AEDQ is awaiting the CUP approval in order to release the construction permit. The Commission denied this request at their July 14, 2016 hearing. The developer is proposing the use of an internalized pedestrian circulation system in-lieu of sidewalks. Section 31-175 of the Little Rock Code of Ordinances outlines the minimum design requirements for sidewalks. The ordinances states internalized pedestrian circulation systems in the form of paved pathways may be substituted for sidewalks alon g collector and residential streets upon approval by the Planning Commission. B. EXISTING CONDITIONS: The overall area around the site is rural in nature; comprised primarily of tracts of undeveloped land and single family residences on la rger tracts of R-2, Single-family and AF, Agricultural and Forestry zoned property. The property contains 36-acres. A large portion of the property is cleared of trees but areas located along the creek are still tree covered. C. NEIGHBORHOOD COMMENTS: All abutting property owners were notified of the public hearing along with the Nowlin Creek Neighborhood Association. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Highway 10 is classified on the Master Street Plan as a principal a rterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Pleasant Grove Road is classified on the Master Street Plan as a residential street. A dedication of right-of-way 34 feet from centerline will be required for a local residential street with open drainage. March 16, 2017 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1776 3 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Highway 10 including 5-foot sidewalks with the planned development. AHTD has denied improvements to Highway 10. A payment in-lieu of construction cannot be requested due to the property is outside the City limits. 4. With site development, provide design of the street conforming to the Master Street Plan. Construct one-half street improvement to Pleasant Grove Road. Pleasant Grove Road should be constructed to a local residential street with open drainage as found in the MSP with 12 foot lanes, 6-foot paved shoulder and open ditch. 5. The pedestrian trail system seems to promote pedestrians to walk in the streets to access the trails with very little connection or access points with fences constructed in rear yards. 6. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner association as defined in the bill of assurance. 7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. The property shows to be within the floodplain. Contact Pulaski County Planning pertaining to floodplain requirements. 9. Where is the proposed access for the treatment facility? 10. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 11. Since the street is proposed to be 24 feet in width, show on the plan the area of street where parking will be restricted to one side. 12. Access to detention ponds must be provided to the public right -of-way and/or access easement for future maintenance by the developer and/or local property owners’ association. 13. 100-year overflow swales must be constructed and placed within public drainage easements. 14. All public drainage easements must be unobstructed and access provided to the public right-of-way by constructed infrastructure and/or documented on the final plat. 15. Provide the phasing plan. Are street improvements to Pleasant Grove Road planned to be constructed with Phase 1? March 16, 2017 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1776 4 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Outside the service boundary. No comment. Entergy: Entergy does not object to this proposal. A three phase power line exists along the north side of Highway 10 on the south side of the property. There do not appear to be any conflicts with existing Entergy facilitie s. Contact Entergy in advance regarding future service requirements to the development and future facilities locations as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas W ater: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A water main extension will be needed to provide water service to this property. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation for the hydrant(s). 7. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. March 16, 2017 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1776 5 Fire Department: 1. Maintain Access. 2. Fire Hydrants. 3. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 4. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. 5. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 6. One- or Two-Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and all dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. March 16, 2017 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1776 6 7. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: Pulaski County Road and Bridge Comments - 7/14/16 1. Remove scaled 1% annual chance flood limits from plat. 2. Apply for floodplain development permit through Pulaski County for all proposed work in the Special Flood Hazard Area. 3. Label and delineate existing Right-of-Way for Pleasant Grove Road and Hwy 10. 4. Label radius on all property line and asphalt flares on plat. 5. Provide AR north state plane coordinates for two land ties . 6. List basis of bearing on plat. 7. Provide all survey data for street centerline. 8. Label lot size in square feet and acres. 9. Show all easements on plat. 10. Obtain driveway permit for Pleasant Grove road connection after preliminary plat approval and before construction begins. Call Patricia Mackey at 501-340-6800. 11. Provide traffic study to determine if traffic light and/or turn lane is needed on Hwy 10 and if turn lane is needed on Pleasant Grove Road. Intersection design must be approved by the City of Little Rock and AHTD. 12. Include maintenance agreement, in Bill of Assurance, indicating who is responsible for maintenance of all stormwater facilities. 13. Provide Pulaski County Road & Bridge with copy of ADEQ stormwater approval. 14. Provide letter of approval or permit from ADEQ and the Arkansas Health Department for proposed sanitary sewer treatment plant. March 16, 2017 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1776 7 15. Provide letter of approval from AHTD for proposed improvements in the Hwy 10 Right- of-Way. 16. Provide letter and engineering certification stating that new Hwy 10 and Pleasant Grove Road intersections will have a safe sight distance and meet AASHTO sight distance standards. 17. Provide grading plan. 18. Provide signage plan. 19. Provide complete set of drainage plans. 20. Provide complete set of building plans for all phases of construction. 21. Provide plans for all proposed utilities located in the Right -of-Way. 22. Provide traffic control plan for all phases of construction that will affect Pleasant Grove Road. Items for Flood Development Approval – 1. CLOMR and LOMR approval from FEMA 2. LOMA-F approval from FEMA if any area will be removed from the Special Flood Hazard Area (SFHA). 3. Elevation Certificate completed by registered surveyor or engineer for each proposed structure (such as a house or shop) located in the SFHA. Finish-Floors must be at least two feet above Base Flood Elevation. 4. A second Elevation Certificate is required just before finish floor construction begins (to ensure floor is at correct elevation) and a third as-built Elevation Certificate is required after construction is complete to verify finish-floor elevation. 5. If structure requires flood openings, include size and locations of all flood openings. Flood openings must adhere to guidelines in FEMA Technical Bulletin 1".OPENINGS IN FOUNDATION WALLS AND WALLS OF ENCLOSURES". 6. No-rise certification, stamped by an Arkansas registered engineer for all proposed development located in the Floodway. No -rise must conform to the guidelines in FEMA's publication "PROCEDURES FOR "NO -RISE" CERTIFICATION FOR PROPOSED DEVELOPMENT IN THE REGULATORY FLOODWAY". 7. Design for all structural components located within the floodplain/floodway such as roadbeds, levees, building foundations, and structural fill. Density test are required after placement of structural material showing that material meets or exceeds design density. March 16, 2017 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1776 8 8. Estimate, in cubic yards, for amount fill to be brought into the SFHA. 9. Signed Pulaski County floodplain development application. 10. Permit review fee of $25 plus one cent per cubic yard of fill to be brought into the SFHA. 11. Approved 404 permit from the Corps of Engineers for any work in the wetlands 12. 12. Approved ADEQ permit for any construction over 1acre or any stream crossing. 13. Perk Test and Heath Department authorization for any septic system if located in the SFHA. 14. Provide letter of approval or permit from ADEQ and the Arkansas Heath Department for proposed sanitary sewer treatment plant. 15. All utilities must be located above the Base Flood Elevation or flood proof. Pulaski County Planning Comments - 1. Provide Bill of Assurance. 2. Show distances/bearings to two known section or quarter section comers and state plane coordinates for two property comers. Show basis of bearing . 3. Show state plane coordinates for section corners . 4. Show bearings and chord distances for all lot lines. Comply with minimum survey standards. 5. Note 8 states that contour interval is 4', drawing appears to ind icate 2’ interval. 6. Provide zoning or existing parcel. Has the PCD zoning been reverted to R-2? 7. Applicant requests variances for Front, Side and Rear Yard setbacks from Little Rock Planning Commission. 8. Show lot area for each lot in acres and square feet. 9. See comment #19 above and reference note #5 on plat. 10. Provide Health Dept. and ADEQ approval of Wastewater Treatment system. 11. Provide approval from Volunteer Fire Department . 12. Provide Street Cross Sections for all streets. March 16, 2017 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1776 9 13. Provide Profile for all streets . 14. Label all street Centerlines. 15. Provide Storm Drainage Plan. 16. Provide Pulaski County Certificate of Preliminary Plat Approval. 17. Right of way width for Mountain Valley Court is insufficient for both Pulaski County Master Road Plan and Little Rock Master Street Plan (45' shown, 50' minim is required.) Dedicate additional right of way to Pleasant Grove Road as required to comply with the Little Rock Master Street Plan. Label and dimension all existing and proposed rights of way for Pl easant Grove Road and State Highway 10. Dedicate additional Right of Way for Hwy 10 to comply with City of Little Rock Master Street Plan . 18. Provide legal and physical access to wastewater treatment plan . 19. Provide full set of construction plans for all streets including ½ street improvements to Pleasant Grove Road to Pulaski County Public Works . 20. Show blocks l and 2 as referenced on plat title or re-number lots. 21. Front yard setbacks differ between plat and note #13. 22. Provide utility and drainage easements as required. 23. Provide SWPPP for Pulaski County review. 24. Pay $39.00 Review Fee. Additional Staff Comments: - Verify total number of lots shown on Note #7. - Provide water and wastewater design plans for Public Works review. - Provide for maintenance of tracts A and F in Bill of Assurance and on plat. - Tract A (wastewater facility boundary), overlaps with boundaries of lots 32-34. - Obtain appropriate road cut permits from Arkansas Highway Department and Pulaski County Public Works for Pleasant Grove Road and St ate Highway 10. - Obtain floodplain development perm it from Pulaski County Public Works. All work in floodway will require a no-rise/no adverse impact statement from the developer. - Comply with any applicable Hwy 10 Overlay District guidelines. - Provide drainage easements as needed between lots. March 16, 2017 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1776 10 Rock Region Metro: Location is not currently served by METRO but is part of our long range plan. As part of our future service we request the developer review the street plan to remove any dead-end situations which prevent access for efficient paratransit service. We also recommend a review and coordinated design with Hwy 10 and Pleasant Grove Road. Future development, signalized intersections and multi-modal transportation design will benefit from coordin ated planning in this area. F. ISSUES/TECHNICAL/DESIGN: Building Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and two (2) family dwellings requires foundations meet the following Sections of the Code. If the foundation cannot be verified by the building official at the time of the footing inspection the building official may require verification the foundation meets the required elevation by a licensed engineer. R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior foundation shall extend above the elevation of the street gutter at point of discharge or the inlet of an approved drainage device a minimum of 12 -inches (305 mm) plus two (2) percent. R403.1.7.4 Alternate setback and clearances. Alternate setbacks and clearances are permitted, subject to the approval of the building official. The building official is permitted to require an investigation and recommendation of a qualified engineer to demonstrate that the intent of this Section has been satisfied. Such an investigation shall include consideration of materials, height of slope, slope gradient, load intensity and erosion characteristics of slope material. Please address any questions to the building inspectors at 501.371.4833 or 501.371.4834. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 20, 2016) Mr. Joe White of White Daters and Associates was present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff requested Mr. White verify the lot widths of the proposed lots. Staff stated it did not appear several of the lots were indicated at the typical minimum lot width of 60-feet. Staff stated the general notes did not agree with the proposed plat with regard to the number of lots and the building setbacks. Staff stated since the Conditional Use Permit March 16, 2017 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1776 11 request for the wastewater treatment plant was denied by the Commissi on at their July 14, 2016, public hearing the Commission could not hear the plat request unless there was an alternate means for wastewater treatment. Public Works comments were addressed. Staff stated right of way dedications along Highway 10 and Pleasant Grove Road were required to meet the Master Street Plan requirements. Staff stated the pedestrian trail system appeared to promote pedestrians to walk in the street to access the trail systems. Staff stated street improvements were required along Pleasant Grove Road per the Master Street plan. Staff questioned if the improvements would be completed in the first phase. Staff noted the various comments from the Pulaski County Planning staff and Pulaski County Road and Bridge. Staff suggested Mr. W hite contact them directly for clarification and timing of any of their comments. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: Based on comments raised at the July 20, 2016, Subdivision Committee meeting the applicant has requested a deferral of this item to the September 22, 2016, public hearing. The Conditional Use Permit request for a wastewater treatment system was denied by the Commission at their July 14, 2016, public hearing. With the denial of the request the applicant has not addressed the means of wastewater treatment for the development. Section 31 -171 of the Little Rock Code of Ordinances states the approval of a development by the Planning Commission constitutes approval of the Planning Commission for water and wastewater service to the property, including the installation of necessary water lines and sewer mains, subject to the policies and procedures of the municipal water works, the wastewater utility, and approval by the Board of Directors when necessary. The applicant has a 30-day appeal period from the date of the Planning Commission’s action to appeal their denial of the Conditional Use Permit request to the Little Rock Board of Directors. Staff recommends deferral of this item to the Commission’s September 22, 2016, public hearing to allow for the proper appeal period and to determine if the Little Rock Board of Directors will hear the request for the Conditional Use Permit for the placement of the wastewater treatment plant within the area to serve th e proposed subdivision. March 16, 2017 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1776 12 I. STAFF RECOMMENDATION: Staff recommends deferral of this item to the Commission’s September 22, 2016, public hearing. PLANNING COMMISSION ACTION: (AUGUST 11, 2016) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of deferral of this item to the Commission’s September 22, 2016, public hearing to allow the resolution of an appeal filed with the Little Rock Board of Directors for a conditional use permit request to allow the placement of a wastewater treatment plant for the subdivision. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: This item was scheduled to be on the Board of Directors agenda for the ir September 6, 2016, public hearing on an appeal of a denial request for a Conditional Use Permit for a wastewater treatment plant. The Conditional Use Permit appeal was deferred at the request of the developer from the September 6, 2016, agenda to the Board of Directors December 6, 2016, agenda. Staff recommends this item be deferred to the Commissions December 15, 2016, agenda to allow time for the Board of Directo rs to hear the requested appeal of the Conditional Use Permit application for the proposed wastewater treatment plant. PLANNING COMMISSION ACTION: (SEPTEMBER 22, 2016) The applicant was present. There were no registered objectors present. Staff pr esented the item with a recommendation of deferred of item to the Commission’s December 15, 2016, agenda to allow time for the Board of Directors to hear the requested appeal of the Conditional Use Permit application for the proposed wastewater treatment plant. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes, 0 absent and 1 open position. March 16, 2017 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1776 13 STAFF UPDATE: This item was deferred of the Little Rock Board of Directo rs meeting on December 6, 2016, to a meeting in March of 2017. Staff recommends deferral of this item to the Commission’s March 16, 2017, Public Hearing to allow resolution of the appeal of the Planning Commissions denial of the proposed wastewater treatment facility which would serve this proposed subdivision. PLANNING COMMISSION ACTION: (DECEMBER 15, 2016) The applicant was present. There were no registered objectors present. Staff presented the item stating the item was deferred from the Little Rock Board of Directors meeting on December 6, 2016, to the Board of Directors March 7, 2017 hearing. Staff presented a recommendation of deferral of the item to the Commission’s March 16, 2017, Public Hearing to allow resolution of the appeal of the Planning Commissions denial of the proposed wastewater treatment facility which would serve this proposed subdivision. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes, 1 absent and 1 open position. STAFF UPDATE: An appeal of a Conditional Use Permit to allow a wastewater treatment system is scheduled for hearing before the Board of Directors on March 7, 2017. Staff will provide the outcome of the appeal hearing at the Commission’s March 16, 2017, public hearing. PLANNING COMMISSION ACTION: (MARCH 16, 2017) The applicant was present. There were no registered objectors present. Staff presented the item stating at the request of the developer the Board of Directors on March 7, 2017, allowed a deferral of the item for 60-days to allow the developer to explore alternative options to the disposal of treated wastewater into Nowlin Creek. Staff presented a recommendation of deferral of the item to the Commissi on’s June 8, 2017, public hearing. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. March 16, 2017 ITEM NO.: C FILE NO.: Z-4923-R NAME: Shackleford Crossing Lot 1 – Cracker Barrel - Revised Short-form PCD LOCATION: Located at 2618 South Shackleford Road DEVELOPER: Cracker Barrel c/o Cindy Gray 2618 South Shackleford Road Little Rock, AR 72205 ENGINEER: Design and Engineering 5105 Maryland Way Suite 200 Brentwood, TN 37027 AREA: 2.5 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 6 PLANNING DISTRICT: 11 – I-430 CENSUS TRACT: 24.08 CURRENT ZONING: PCD ALLOWED USES: Mixed Use Shopping Center PROPOSED ZONING: Revised PCD PROPOSED USE: Mixed Use Shopping Center – Add temporary storage module on the site for inventory storage VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Board of Directors adopted Ordinance No. 19,237 on November 23, 2004, approving a Conceptual PCD known as Shackleford Crossing Long-form PCD, which was located at the southwest corner of South Shackleford Road and Interstate 430. The conceptual plan included the north 62 acres being developed with C -2, Shopping Center District permitted uses, the south 20 acres being O-2, Office and Institutional District permitted uses and the middle 15 acres being a transition area where O-2, Office and Institutional District and C-2, Shopping Center District permitted March 16, 2017 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-4923-R 2 uses would be allowed. The plan also showed four out parcels along the Shackleford Road frontage, with three main entry drives from Shackleford Road. The total project would consist of 1,000,000 square feet of gross building area. Ordinance No. 19,399 adopted by the Little Rock Board of Directors on September 20, 2005, established revisions to the previously approved PCD. The approval defined the site plan for Phase I, the commercial portion of the project and one of the office lots. With the request, a preliminary plat for the subdivision of the site with sixteen lots and out-parcels was also approved. The approved site plan included an area previously excluded containing the Comcast office tract on Shackleford Road and incorporated the area into the overall project plan. Subsequent revisions have allowed the development of the shopping center as currently developed. With the currently under construction Taco’s 4 Life all the lots and out-parcels of the shopping center are currently developed. On January 8, 2009, the Little Rock Planning Commission denied a request by Cracker Barrel to allow the placement of modular buildings within the parking lot area. The applicant sought to place two (2) modules within the parking lot area to remain from August to December yearly. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a revision to the previously approved PCD to add a mini trailer to the site to serve as inventory storage for seasonal items of the business. The mini trailer is to be placed within the parking area behind the existing Cracker Barrel Restaurant. The mini trailer proposed for the site is 40-feet in length. The delivery and use of the storage trailer is proposed from August 1st to January 31st yearly. The applicant states the need for the mini trailer is to serve as inventory storage for the Christmas Holiday season. Items to be stored in the mini trailer are stock and inventory of the retail merchandise associated with the business and fixtures that cannot be stored in the stock room of the existing building. No perishable items are proposed for storage. B. EXISTING CONDITIONS: The restaurant is located on an outparcel of the Shackleford Crossing Shopping Center. The center is fully developed with JC Penny loc ated immediately to the west of this site and a restaurant, Texas Roadhouse, located to the south of this site. All the outparcels are currently developed or being developed, Taco’s 4 Life being the final outparcel being developed. Across Shackleford Roa d is Camp Aldersgate. North of the site is I-430 and the exit ramps. March 16, 2017 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-4923-R 3 Shackleford Road has been completed with two (2) lanes in each direction and a center landscaped median. There are sidewalks along this property frontage. The street was constructed with curb and gutter. C. NEIGHBORHOOD COMMENTS: All property owners located within 200 -feet of the site and the John Barrow Neighborhood Association were notified of the public hearing. D. SUBDIVISION COMMITTEE COMMENT: (August 31, 2016) The applicant was not present. Staff presented an overview of the item stating there were no outstanding technical issues associated with the request. Staff stated the request was to allow the placement of a temporary storage module within the parking lot of the existing Cracker Barrel Restaurant. Staff stated the request was from August to January yearly. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. E. ANALYSIS: There were no outstanding technical issues associated with the request in need of addressing raised at the August 31, 2016, Subdivision Committee meeting. The applicant is requesting a revision to the previously approved PCD to add temporary storage on the Cracker Barrel site via a storage module. The storage module is 40 feet in length and 8 feet in width and will be located behind the restaurant building. The delivery of the storage is early August (August 1st) and the module will remain on the site until January 31st. Items to be stored in the storage module are stock and inventory of retail merchandise and fixtures that cannot be stored in the stock room of the existing restaurant building. No perishable items are proposed for storage. According to the developers of Shackleford Crossings Shopping Center, they have placed limits on the place the storage modules can be located. The developer has stated the storage module must be placed behind the building to not be visible from South Shackleford Road. This would place the storage module within the fire lane. The Fire Department has previously raised concerns related to the storage module being placed within the fire lane. Staff is not supportive of the placement of storage modules to act as inventory storage on this site. Per Section 36-252, “Accessory buildings in certain districts” the ordinance outlines appropriate accessory building construction specifications. The ordinance states accessory buildings are to be specifica lly designed and constructed for the purpose of serving as an accessory building and items such March 16, 2017 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-4923-R 4 as cargo containers, truck boxes and trailers, train cars and cabooses, mobile homes, manufactured homes and recreational vehicles or trailers shall not be deemed appropriate to serve as an accessory building”. Although this section of the ordinance applies to residential zoning districts, staff feels it applicable to accessory buildings in other zones as well. The approval will allow a storage module to be o n the site for five (5) months of the year. The fire department has previously indicated the storage module cannot be located within the fire access drive. Staff feels based on the fire department concerns and the time frame requested for the storage mod ules to be located on the site, the applicant should construct a permanent building for inventory storage. Section 36-289 states Accessory permanent structures which meet all setback requirements are allowed for the storage of sale items. Retail sales may not take place in an accessory structure. The ordinance notes the accessory buildings are to be constructed as permanent buildings. Staff feels the building construction should be of an architectural style and materials that is compatible with the existing building and the overall development. The request is somewhat similar to the request previously denied by the Commission in January of 2009. With that request Cracker Barrel requested the placement of two (2) modular buildings within the parking lot area behind the building also to be placed on a temporary basis. Staff previously did not support the placement of the storage modules and recommended at the time the applicant construct a permanent building. F. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (SEPTEMBER 22, 2016) Ms. Sherry Riggin was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of denial. Ms. Riggin addressed the Commission on the merits of the request. She stated the request was to allow the placement of a temporary storage module on the site to serve as inventory storage. She stated the module would be placed on the site yearly from August 31st to January 1st. She stated this allowed Cracker Barrel the ability to store excess inventory and seasonal items as well as supplies and fixtures that could not be stored in their existing storage areas. She stated it was a corporate decision to not build permanent storage. She stated to allow the module on site would be a service to the customers and the citizens of Little Rock. March 16, 2017 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-4923-R 5 There was a general discussion by the Commission concerning the length of time the module would be on the site and the reasoning for not including the additional storage space within the building during construction. Ms. Riggin stated Cracker Barrel Corporate had determined the short term use of the storage module better fit their needs. She stated corporate did not care if the storage took place on-site or off-site. She stated to allow the placement of the module on the site was more efficient for the employees of the store. Commissioner Berry stated the use of storage modules was a concern around the City. He stated the item was first review when Wal-mart had wanted to use modules for seasonal storage and staff and the Commission had determined this was not a good practice at this location. There was a motion made to approve the request including all staff recommendatio ns and comments except that of denial. The motion failed by a vote of 1 aye, 9 noes, 0 absent and 1 open position. STAFF UPDATE: This item was before the Board of Directors for review on February 7, 2017, on an appeal of the Commission’s recommendation of denial of the request to allow the placement of a temporary storage module within the parking lot of the Cracker Barrel for four (4) months during the holiday season. At the Board of Directors meeting the applicant amended the request to limit the time to three (3) months. The applicant also amended the request to include painting or placing a wrap on the module to soften the visual impact of the module. The applicant is seeking to place the temporary storage module on the site from October 15th of each year to January 15th of each year for the storage of seasonal items. The applicant has also indicated they will work with staff concerning the placement and painting of the module to a natural color to lessen the visual impact of the module. Staff is supportive of the applicant’s request. The applicant has worked with staff to come up with a plan which lessens the time the module will be in place and also has agreed to paint the module to a natural color which will blend with the building a nd be complimentary with the shopping center. To staffs knowledge there are no remaining outstanding technical issues associated with the request. Staff recommends approval of the request to allow the placement of the temporary storage module on the site as indicated by the applicant. March 16, 2017 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-4923-R 6 PLANNING COMMISSION ACTION: (MARCH 16, 2017) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had amended their request and was seeking to place the temporary storage module on the site from October 15 th of each year to January 15th of each year for the storage of seasonal items. Staff stated the applicant had also indicated they would work with staff concerning the placement and painting of the module to a natural color to lessen the visual impact of the module. Staff presented a recommendation of approval of the request to allow the placement of the temporary storage module on the site as indicated by the applicant. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. March 16, 2017 ITEM NO.: 1 FILE NO.: S-309-E NAME: Gibralter Heights Addition Replat Lots 9 and 10 Block 3 LOCATION: 422 Gamble Road DEVELOPER: Samuel Chung 58 Avignon Court Little Rock, AR 72223 ENGINEER: Ed Lofton 15415 Oak Crest Lane Little Rock, AR 72206 AREA: 0.32 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.18 CURRENT ZONING: R-2, Single-family VARIANCE/WAIVERS: 1. A variance from Section 31-256 to allow to allow a reduced front platted building line. 2. A variance from Section 31-232 to allow a reduced lot depth. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a replat of Lots 9 and 10 Bock 3 Gibralter Heights Addition to the City of Little Rock. The lots are currently platted as east/west lots fronting onto Gamble Road. The applicant is requesting to replat the lots to front on Archer Lane. The lots are proposed with a lot width of 65 -feet. The lot depth proposed is 95-feet. The plat indicates the placement of a 14.9 -foot platted building line to align with the front of the existing home on Lot 9R. A 20-feet front building setback is proposed on Lot 10R. B. EXISTING CONDITIONS: The area is predominately single-family detached homes. There are some townhomes located to the north of this site on Stacey Lane. Shadow Lakes March 16, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-309-E 2 Apartments is also located to the north of this site on West Markham Street. The streets in the general area are very narrow substandard streets with no curb, gutter or sidewalk. C. NEIGHBORHOOD COMMENTS: All abutting property owners along with the Parkway Place Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. 20 feet is the minimum allowed setback to allow vehicle parking in front of the garage with the rear of the vehicle not e xtending into the right-of-way. Due to the proposed setback, a note must be provided on the replat stating the future structure must be designed to provide at least 20 f eet from the face of the garage to the Archer Lane right-of-way. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer available to this site. Entergy: Entergy does not object to this proposal. Service is already being provided to the structure on Lot 9R. Power lines (overhead) currently exist on the south side of this property on the south side of Archer L ane and on the east side of Gamble Road. Contact Entergy in advance to discuss any changes to electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: No comment Parks and Recreation: No comment received. County Planning: No comment. March 16, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-309-E 3 Rock Region Metro: Location is not currently served by METRO. We have no objections to the replat of two residential lots. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (February 22, 2017) Mr. Ed Lofton was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues in need of addressing related to the proposed replat. Staff stated the County Clerk’s office no longer wanted the certificate of recording on plats. Staff stated the notification to abutting property owners had been provided. Public Works comments were addressed. Staff stated the garage was to be located a minimum of 20-feet from the property line to allow sufficient sight distance and to allow cars parked outside the garage to be located outside the public right of way. Rock Region Metro comments were addressed. Staff stated the site was not currently served by Metro. Staff stated there was no objection to the proposed replat. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plat to staff addressing most of the technical issues associated with the request. The applicant is requesting the allowance of a 20-foot platted building line on proposed Lot 10R. The plat indicates a 25-foot platted building line along Gamble Road. The lots are proposed with a lot width of 65-feet. The lot depth proposed is 95-feet. The lot area proposed is 6,195 square feet. March 16, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-309-E 4 The request includes a variance from Section 31-256 to allow to allow a reduced front platted building line for Lot 9R and Lot 10R. Lot 9R is indicated with a 14.9-foot front building line. There are no garages or carports proposed within the first 20-feet of the lot frontage. Lot 10R is indicated with a front building line of 20-feet. The property is zoned R-2, Single-family which typically requires a minimum front yard setback of 25-feet. Both lots are proposed with a 25-foot rear yard setback and ten percent (10%) of the lot width for the side yard setbacks or 6.5-feet. The request includes a variance from Section 31-232 to allow a reduced lot depth. Both lots are indicated with a lot depth of 95 -feet. The zoning ordinance would typically require a minimum lot depth of 100 -feet for R-2, Single-family zoned property. The lots are currently platted as east/west lots fronting onto Gamble Road. The applicant is requesting to replat the lots to front on Archer Lane. Staff is supportive of the applicant’s request. Based on a previous right of way dedication the depth of the lots is currently 95 -feet. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the replat as proposed is appropriate and will not create an adv erse impact on this site or on adjoining property. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request from Sections 31 -232 and 31-256 to allow the reduced lot depth and the reduced platted building lines as proposed. PLANNING COMMISSION ACTION: (MARCH 16, 2017) The applicant was present. There were regist ered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request from Sections 31-232 and 31-256 to allow the reduced lot depth and the reduced platted building lines as proposed. March 16, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-309-E 5 Mr. Samuel Chung was present representing the request. He stated he would allow the opposition to present and then he would answer questions of the Commission. Mr. Matt Carmly (?) addressed the Commission in opposition of the request. He stated he was opposed to the request because the area was a single -family subdivision. He stated to create the additional lot would impact the area. He stated if the owner wanted to remove the existing home and build a new home that was acceptable. Mr. Samuel Scalingi addressed the Commission in opposition of the request. He stated his home was next door to the propo sed development. He stated his concerns were safety, drainage and erosion. He stated all the residents in the area were homeowners. He stated multi-family was not needed in the area. He stated if multi -family was allowed it would bring down the value of the homes in the area. Mr. Chung stated he was requesting the replat to allow the lots to change orientation. He stated he was not building multi-family. He stated he was proposing to build a single-family home. Commissioner Laha questioned if there was a home on the site. Staff stated there were two lots currently platted with a single home on one of the lots. Staff stated the proposal would allow a second home to be built on a separate lot. Staff stated the only change was the reorientation of the lots to front Archer Street. There was no further discussion of the item. The Chair entertained a motion for approval of the item as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. March 16, 2017 ITEM NO.: 2 FILE NO.: S-1056-B NAME: Lots 2AR and 2BR CWC Subdivision Replat and Subdivision Site Plan Review LOCATION: 10011 Interstate 30 DEVELOPER: Murphy USA P.O. Box 7300 El Dorado, AR 71730 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 2.83 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF WARD: 7 PLANNING DISTRICT: 15 – Geyer Springs West CENSUS TRACT: 41.03 CURRENT ZONING: C-3, General Commercial District VARIANCE/WAIVERS: A variance from Section 36-502 to allow a reduced number of parking spaces on Lot 2AR. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The land owner has a contract with Murphy USA to lease the southern portion of the lot along Baseline Road for a convenience store with gas pumps. The real estate contract request is for the existing parcel (Lot 2 CWC Subdivision) to be subdivided into two (2) parcels (Lot 2AR and 2BR CWC Subdivision). Murphy USA will have a ground lease on proposed Lot 2BR. The existing restaurant and associated parking will be located on proposed Lot 2AR. Along with the replat request the applicant is seeking approval of a subdivision site plan review (Section 31-13) to allow the development of Lot 2BR with the convenience store with a detached fuel canopy and to allow th e restaurant to be located on Lot 2AR. The building is proposed containing 1,200 gross square feet of floor area. The fuel canopy is proposed 201-feet long covering six (6) double sided fuel pumps. The frontage along Baseline Road is indicated with a minimum setback of 45-feet (platted building line). The plan indicates a 50-foot March 16, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1056-B 2 side yard setback on the eastern and western perimeters and a 50 -foot rear yard setback. The convenience store is indicated with ten (10) parking spaces. The existing restaurant contains 8,217 gross square feet of floor area and 77 parking spaces. Typically parking for a restaurant is based on one (1) parking space per 100 gross square feet of floor area or 82 parking spaces to serve the restaurant. With the redevelopment of Lot 2BR, the driveway apron on Baseline Road will be constructed to align with a drive serving Wal-mart on the south side of Baseline Road. B. EXISTING CONDITIONS: The site has street frontage on the I -30 Frontage Road and Baseline Road. Both are controlled by the Arkansas State Highway and Transportation Department. The site contains a closed restaurant, Dixie Café. There is curb, gutter and sidewalk in place along Baseline Road. The Frontage Road has open ditches for drainage and no sidewalk in place. To the west of this site is a fast food restaurant and a convenience store with gas pumps. Wal-mart and a fast food restaurant currently under construction are located to the south of this site and an automobile dealership is located to the east of this site. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the West Baseline Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Obtain permits for improvements within State Highway right -of-way from AHTD, District VI. 2. Additional signal infrastructure is required to be installed on the south side of Baseline Road. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. March 16, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1056-B 3 5. Obtain permits for improvements within State Highway right -of-way from AHTD, District VI. 6. In accordance with Section 31-210 (h)(12), access driveways running parallel to the street shall not create a four-way intersection within 75 feet of the curb line of the street. The lack of vehicle stack space will cause vehicles to stack into the Baseline Road intersection. 7. Repair or replace any curb and gutter or sidewalk t hat is damaged in the public right-of-way prior to occupancy. 8. Vehicles parked to access the proposed propane tanks and ice units in the access drive aisle will further congest and obstruct access within the on -site 4 way intersection. 9. With the placement of the additional private driveway within the AHTD controlled signalized intersection and the proposed combination left/thru north bound lane, the signal timing will be split phased which will result i n additional delays and more vehicle stacking. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer available to this site. EAD, Environmental Assessment Division, approval required if food prep on site. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. However, an existing three phase, overhead power line exists along the east side of this property directly over an alternative fuel tank location and a trash dumpster bay. If the locations of these facilities are to remain as proposed, then the power line will need to be relocated. There do not appear to be any other conflicts. Contact Entergy in advance to discuss future service requirements, new facilities locations and adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after addition al review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas March 16, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1056-B 4 Department of Health Engineering Division and the Little Rock Fire Department is required. 3. 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 . 4. Contact Central Arkansas Water regarding the size and location of the water meter. 5. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Ar kansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required . Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface March 16, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1056-B 5 capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is served by METRO on multiple routes at this location. Adjacent to this property is our southwest community transfer hub in the Walmart parking lot and important transit connection to the community. The location serves 3% of all passengers who ride these routes. The signalized intersections at both ends of the plaza entrance adjacent to this development serve the transit route as a turnaround and terminus point for all (3) routes. We are concerned about the widening of the Base line Rd. driveway and potential for excessive traffic/ pedestrian conflicts caused by the configuration shown on the plan. Recommend no left turn from this driveway location. Sidewalk connectivity must be maintained along the transit route. A protected pedestrian way should be provided from the front entrance of the business to the transit route for access to services and jobs. There is no ADA access provide for the site interior, pedestrian crossings or sidewalks shown. Locate existing bus stop on site plan. GPS coordinates and stop location can be obtained from City of Little Rock, Metroplan or our website at rrmetro.org. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.gov or Mark Alderfer at 501.371.4875; malderfer@littlerock.gov. Planning Division: No comment. Landscape: No comment. 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. March 16, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1056-B 6 2. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 3. Provide trees with an average linear spacing of not less than thirty (30) feet within the perimeter planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter planting strip. 4. Outside activities and appurtenances shall be screened from abutting properties and streets, Section 15-95, Screening Requirements. Propane pad, ice units, and vacuum units shall be oriented away from a primary street side of the property and screened from the public right-of-way. 5. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. 6. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas not open to public parking. These areas shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. 7. A landscape irrigation system shall be required for developments of one (1) acre or larger. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (February 22, 2017) Mr. Brian Dale of White Daters and Associates was present representing the request. Staff presented an overview of the item stating there were a few outstanding technical issues in need of addressing related to the proposed plat and site plan. Staff stated the plat as proposed appeared to comply with the minimum standards of the zoning ordinance. Staff stated lot areas and setbacks appeared to comply with the C-4, Open Display Zoning District standards. Staff stated the parking for the restaurant lot, Lot 2AR, was not sufficient to meet the typical minimum standards of the zoning ordinance. Staff stated the reduced parking would require a variance. Staff requested information concerning the proposed signage plan. Staff requested inform ation concerning any proposed outdoor patio areas. March 16, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1056-B 7 Public Works comments were addressed. Staff stated all improvements within the right of way would require approval from the State Highway Department. Staff stated access drives could not create a four-way intersection within 75-feeet of the curb line of the street. Staff stated the lack of vehicle stacking on the site would cause vehicles to stack into Baseline Road. Staff stated the private drive within the Highway Department controlled signalized i ntersection would require the signal timing to be split phased between the proposed northern drive and the existing southern drive serving the Wal-mart shopping center. Rock Region Metro comments were addressed. Staff stated this location was a transfer hub for multiple routes serving Southwest Little Rock. Staff stated sidewalk connectivity was important to pedestrians in the area accessing the public transit routes. Staff requested the applicant provide the location of the existing transit stop on the site plan. Landscaping comments were addressed. Staff stated screening of the parking lot was required. Staff stated the propane and ice units and vacuum units were to be oriented away from the primary street side of the property and screened from the public right of way. Staff stated an irrigation system was required for developments over one (1) acre to water landscaped areas. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the technical issues associated with the request. The applicant has provided information concerning the proposed signage plan, the site plan has removed the propane and ice units away from the front setback and has removed the proposed vacuum station. The application is a two (2) part request. The applicant is seeking a replat of an existing platted lot located within the CWC Subdivision and to allow site plan review for construction of a future Murphy USA convenience store with a detached canopy over the proposed gas pumps and to allow the continued use of the restaurant on Lot 2AR. The applicant has worked with Public Works staff concerning the driveway location and the circulation on the site. With the redevelopment of Lot 2BR, the driveway apron on Baseline Road will be constructed to align with a drive serving Wal-mart on the south side of Baseline Road. Included in staff’s recommendation is the owner is responsible for the required traffic signal modifications including intersection improvements for better pedestrian access. March 16, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1056-B 8 A detailed Traffic Signal Plan must be provided to City Traffic Engineering staff for review and approval prior to issuance of building permit. Murphy USA proposes to lease the southern p ortion of the site on a newly created lot (Lot 2BR) along Baseline Road for a convenience store with gas pumps. Murphy USA will have a ground lease on proposed Lot 2BR. The existing restaurant and associated parking will be located on proposed Lot 2AR. The existing restaurant contains 8,217 gross square feet of floor area and 77 parking spaces. Typically parking for a restaurant is based on one (1) parking space per 100 gross square feet of floor area or 82 parking spaces to serve the restaurant. The applicant is seeking a variance to allow the parking as indicated on the site plan. Along with the replat request the applicant is seeking approval of a subdivision site plan review (Section 31-13) to allow the development of Lot 2BR with a convenience store with a detached fuel canopy and to allow the continued use of Lot 2AR with the restaurant. The building is proposed containing 1,200 gross square feet of floor area. The fuel canopy is proposed 201 -feet long covering six (6) double sided fuel pumps. The frontage along Baseline Road is indicated with a minimum setback of 45-feet (platted building line). The plan indicates a 50-foot side yard setback on the eastern and western perimeters and a 50 -foot rear yard setback. The convenience store is indicated with ten (10) parking spaces along Baseline Road. The parking as indicated is adequate to meet the typical minimum standards of the zoning ordinance. Building signage is proposed over the front door of the restaurant buildin g and along the buildings northern and southern facades. The building signage located over the front door, western façade and the southern façade are located without public street frontage. The applicant has indicated the signage will be limited to a maximum of ten (10) percent of the façade area on each of the sides. Canopy signage is proposed on the northern and southern elevations. The sign location on the northern façade is located without public street frontage. The Murphy Express Canopy Logo sign is proposed 24 square feet in area. There is a medium canopy price sign containing 29.05 square feet and a small canopy price sign containing 17.54 square feet of sign area. The signs are proposed on the north and south elevations. The plan indicates two (2) pylon signs. The signs are indicated with a maximum height of 36-feet and a maximum sign area of 160 square feet. The signs are shared tenant signs with each of the businesses advertising on each of the signs. The sign on Baseline Road will have Murphy USA as top billing with the interstate sign having the future tenant as top billing. March 16, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1056-B 9 Staff is supportive of the applicant’s request. The applicant is seeking approval of a replat and a subdivision site plan review for building placement o n one of the newly created lots and to allow the continued use of the second lot with the restaurant. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff does not feel the replat of the lots as indicated will adversely impact the site or the area. In addition staff does not feel the placement of the convenience store with fuel pumps will significantly impact the site. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the parking as proposed on Lot 2BR of the CWC Addition. Staff recommends the owner be responsible for the require d traffic signal modifications including intersection improvements for better pedestrian access. A detailed Traffic Signal Plan must be provided to City Traffic Engineering staff for review and approval prior to issuance of building permit. PLANNING COMMISSION ACTION: (MARCH 16, 2017) The applicant was present. There were registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E an d F of the agenda staff report. Staff presented a recommendation of approval of the parking as proposed on Lot 2BR of the CWC Addition. Staff presented a recommendation stating the owner was responsible for the required traffic signal modifications including intersection improvements for better pedestrian access. Staff stated a detailed Traffic Signal Plan was to be provided to City Traffic Engineering staff for review and approval prior to issuance of building permit. Mr. Wayne Gibson was present representing the request. He stated in attendance with him were Brian Dale of White Daters and Associations and Ernie Peters of Peters and Associates. He stated his company located stores based on traffic and the relationship to big box stores. He stated the drive on Baseline Road would be realigned to be directly across from the driveway serving the Wal-Mart store. He stated he would reserve his time to address concerns raised by the opposition. March 16, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1056-B 10 Mr. John Huggler addressed the Commission in opposition of the request. He stated the area was very congested and he felt the addition of the fuel station would increase congestion in the area. He stated the transport trucks accessing the site would create conflicts on the site and the abutting streets. He stated traffic currently backed up past this site for motorist trying to access the frontage roads. He stated the fuel station was not needed in the area. Mr. W. Masood addressed the Commission on behalf of Southwest Little Rock United for Progress. He stated the Association met with the applicant and after a presentation by the applicant a vote was taken on the item. He stated the vote was a split vote. He stated the concerns of the neighborhood were traffic congestion in the area, traffic cutting through the parking lot of the convenience store to access the restaurant and the level of activity that would occur on the two (2) lots. He stated with the opening of the new restaurant across Baseline Road traffic in the area was very congested. He stated there were concerns for pedestrians in the area. He stated a person was killed a few weeks prior to the hearing while walking along Baseline Road. Mr. Gibson stated access and circulation was the first thing the company review before committing to a site. He stated the transport truck could access the site and would not create any conflicts on the site or the adjacent restaurant site. He stated the company operated 1,402 stores in 26 states. He stated there was ample parking located on the site. Mr. Brian Date stated there were 88 total parking spaces located on the two (2) lots. He stated the two (2) lots would share parking. He stated there were 77 spaces on the restaurant site and 11 spaces on the Murphy site. He stated the parking combined would allow the required number of parking spaces. He stated the restaurant was vacant. He stated there was no way to know the future user of the restaurant building but his company had provided parking based on the worst case scenario which was a restaurant user. Mr. Ernie Peters of Peters and Associates was present representing the request. He stated the drive serving the site would be redesigned which would facilitate traffic movements in the area. He stated the signal would be updated to allow for better traffic circulation on Baseline Road and in the area. He stated the current signal was 10 to 12 years old. He stated the trip generation from this site would not impact the abutting streets significantly. He stated with the cross traffic between the lots the transport truck could easily move through the site. Commissioner Hamilton questioned the distance between the proposed signal and the signal at the frontage road intersection. Mr. Peters stated there was approximately 800 feet between the signals. March 16, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1056-B 11 Commissioner Laha questioned if the new signal would allow a continuous turn lane for both east and west bound traffic turns. Mr. Peters stated the light would serve both directions and allow turns into developments both north and south of Baseline Road. Commissioner Bubbus stated the new driveway location was better than the current off set driveways. He stated traffic and vehicles were already a concern in the area. He stated traffic movement was the key issue for this area. There was no further discussion of the item. The Chair entertained a motion for approval of the item as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. March 16, 2017 ITEM NO.: 3 FILE NO.: S-1786 NAME: Greenwood Addition Preliminary Plat LOCATION: Located in the 16400 Block of Crystal Valley Road DEVELOPER: Daniel Greenwood 7401 Grade Drive Little Rock, AR 72210 ENGINEER: Ed Lofton 15415 Oakcrest Lane Little Rock, AR 72206 AREA: 4.97 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF WARD: N/A PLANNING DISTRICT: 17 – Crystal Valley CENSUS TRACT: 42.21 CURRENT ZONING: R-2, Single-family VARIANCE/WAIVERS: A variance from Section 31-231 to allow the creation of lots without public street frontage. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting preliminary plat approval to allow the creation of three (3) residential lots from this existing 4.97-acre tract. The lots are proposed containing 1-acre up to 2.17-acres. Lot 1 is located along Crystal Valley Road and is indicated with a depth of 285-feet and a width of 330-feet. The total acreage for Lot 1 is 2.17-acres. Lot 2 is indicated containing 1-acre. The lot is proposed 131-feet deep by 300-feet wide. Lot 3 is indicated with a lot width of 330-feet and a lot depth of 237-feet containing 1.8-acres. The lots are proposed with an access and utility easement 20 -feet wide along the western boundary of the lots. The development of the lots as proposed will require a variance from Section 31-231. The ordinance states lots are to abut a public street except where private streets are explicitly approved by the Planning Commission. March 16, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1786 2 B. EXISTING CONDITIONS: The site is located on Crystal Valley Road, outside the City limits of Lit tle Rock but within the City’s Extraterritorial Planning Jurisdiction. The area is predominately single-family homes located on acreage. Most of the homes in the area are site built homes but there are also manufactured homes located in the general area. There is a PCD zoned property located to the northwest of this site. The property was zoned as a part of the City’s Extraterritorial Planning but is currently not being used as a commercial use. Crystal Valley Road is developed with a rural design standard with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: All abutting property owners along with the Crystal Valley Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Crystal Valley Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Crystal Valley Road with the planned development. A 6 foot paved shoulder should be constructed on Crystal Valley Road adjacent to the subject property. 3. The access easement should be constructed with a concrete apron at Crystal Valley Road per City Ordinance. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Outside the service boundary. No comment. Entergy: Entergy does not object to this proposal. An existing three phase power line exists along the north side of Crystal Valley Road and a single phase line exists along the east side of Lovia Lane bordering this property. There do not appear to be any existing conflicts. Contact Entergy in advance to discuss future service requirements, new facilities locations and adjustments to existing facilities (if any) as this property is developed. Centerpoint Energy: No comment received. March 16, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1786 3 AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A water main extension will be needed to provide water service to this property. 3. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be ins talled at the Developer’s expense. 4. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 5. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 6. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 7. Contact Central Arkansas Water regarding the size and location of the water meter. Fire Department: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of t he 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. March 16, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1786 4 County Planning: 1. Provide the bill of assurance. 2. Show State Plane Coordinates for two lot property corners. 3. Show distances to second section corner. Show State Plan Coordinates for both section corners. 4. Provide Health Department approval for all three (3) lots. 5. Pay $10.00 review fee. 6. Add note to plat and bill of assurance stating the rear setback for all lots is a 25-foot minimum and side yard setbacks to be a minimum of 8-feet. 7. Obtain driveway permits from Pulaski County for all new driveways off Crystal Valley Road. 8. Remove the certificate of recording from the plat. Rock Region Metro: Location is not currently served by METRO. We have no objections to the replat of three residential lots. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (February 22, 2017) Mr. Ed Lofton was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff stated Lovia Lane was a private access easement and unless the applicant had permission from the property owner to use Lovia Lane as access to the new lots access was to be taken from a different access point. Public Works comments were addressed. Staff stated right of way dedication to Crystal Valley Road was required to meet the City’s Master Street Plan. Staff stated a dedication of 45-feet from centerline was required. Staff stated the access easement driveway at Crystal Valley Road should be constructed with a concrete apron. March 16, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1786 5 Staff requested the applicant contact the area Volunteer Fire Department concerning the proposed platting of the three (3) lots. Staff also requested the applicant provide a letter from the fire department concerning the need for the placement of fire hydrants. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant provided a revised plat to staff addressing most of the technical issues associated with the proposed request. The plat indicates the right of way dedication of 45-feet from centerline along Crystal Valley Road will be provided. The applicant has also indicated access to the lots will be taken from a point other than Lovia Lane. The area volunteer fire department does not have concerns with the platting of the lots as proposed. It does not appear there is a need for an additional fire hydrant. The request is for preliminary plat approval to allow the creation of three (3) residential lots from an existing 4.97-acre tract. The lots are proposed containing 1-acre up to 2.17-acres. Lot 1 is located along Crystal Valley Road with a total acreage for Lot 1 of 2.17-acres. Lot 2 is indicated containing 1-acre. Lot 3 is indicated containing 1.8-acres. The lots are located outside the City limits of Little Rock and will not be pr ovided with sewer service from the City. The Subdivision Ordinance (Section 31 -400) states for residential lots or development tracts not served by a public or community sanitary sewerage system whose disposal is approved by the state department of pollution control and ecology, the subdivider shall submit documentation with submission of the preliminary plat that the state department of health, or its delegated authority, will approve septic tank installations, or other individual wastewater disposal methods for service to the subdivision proposed to be platted. The applicant has provided a letter indicating based on a soils suitability test the three (3) lots will support a subsurface septic system. Upon approval of the preliminary plat and prior to the issuance of a 911 address by the County the applicant must provide the septic tank permit approval from the Arkansas Department of Health. The lots are proposed with an access and utility easement 20 -feet wide along the western boundary of the lots. The development of the lots as proposed will require a variance from Section 31-231. The ordinance states lots are to abut a March 16, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1786 6 public street except where private streets are explicitly approved by the Planning Commission. Staff is supportive of the applicant’s request to allow the platting of the lots as proposed. The site is located outside the City limits of Little Rock but within the City’s Extraterritorial Planning Jurisdiction. The lots are indicated with adequate area to meet the typical setbacks of the R-2, Single-family zoning district. The applicant has provided a letter from a Certified Design Professional approved by the Arkansas Department of Health concerning the proposed wastewater treatment, septic systems, for the future homes and indicating the lots as proposed are adequate to support septic systems. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the plat as proposed is appropriate. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (MARCH 16, 2017) The applicant was present. There was one (1) registered objector present. Staff presented the item stating the applicant had submitted a request dated March 8, 2017, requesting deferral of this item to the April 27, 2017, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. March 16, 2017 ITEM NO.: 4 FILE NO.: S-1756-A NAME: Lake Nixon Day Camp Outdoor Center Subdivision Site Plan Review LOCATION: 18500 Cooper Orbit Road DEVELOPER: Second Baptist Church Downtown 222 East 8th Street Little Rock, AR 72202 ENGINEER: Steven Beadle Surveying Co. Inc. 312 West Justice Road Cabot, AR 72023 AREA: 215.72 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: N/A PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.07 CURRENT ZONING: AF – Agriculture and Forestry VARIANCE/WAIVERS: None requested. The applicant submitted a request dated February 27, 2017, requesting withdrawal of this item, without prejudice. Staff is supportive of the withdrawal request. PLANNING COMMISSION ACTION: (MARCH 16, 2017) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated February 27, 2017, requesting withdrawal of this item, without prejudice. Staff stated they were supportive of the withdrawal request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. March 16, 2017 ITEM NO.: 5 FILE NO.: Z-4336-QQ NAME: Arkansas Children's Hospital Zoning Site Plan Review LOCATION: Located on the Northwest corner of 10th and Summit Streets DEVELOPER: Arkansas Children’s Hospital 1 Children’s Way Little Rock, AR 72202 ENGINEER: Cromwell Architects and Engineers 101 Spring Street Little Rock, AR 72201 AREA: 1.03 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 8 – Central City CENSUS TRACT: 45 CURRENT ZONING: O-2, Office and Institutional VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: Arkansas Children’s Hospital (ACH) is requesting site plan review for a proposed parking lot on a half-block site at the northwest corner of 10th and Summit Streets on the ACH campus. The site is surrounded by ACH owned and occupied property. The site is currently vacant. It was originally home to four (4) single-family homes. These wood-frame houses were demolished or sold for relocation several years ago. Due to expansive soils in the area, the houses had settled unevenly and were not practica bly repairable at this location. This site was also cleared to provide a space for a contractor’s lay-down yard for construction of a series of previous projects by ACH. The projects are now completed. The ACH campus population is growing and additional parking is needed. ACH plans to rework the half-block into a modern and code-conforming fenced parking lot for employees. New landscape areas will be developed to meet ordinance requirements. Some slight trade -offs in landscape areas are proposed. March 16, 2017 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-4336-QQ 2 An underground storm drain system was built by ACH serving this area in previous projects. This site will connect to that system, except that its internal storm drainage system will be designed to provide detention of run-off from the previously paved areas. Vehicular access to the site will be only from Maryland on the north side. B. EXISTING CONDITIONS: The portion of the property proposed for parking is currently grass covered with a scattering of trees. The site was previously used as a laydown area for construction of buildings within the Children’s Hospital campus. This parking area will be an extension of the existing parking area located to the west. North of the site is a parking deck and to the east and northeast is the hospital. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Capitol Hill Neighborhood Association, the Downtown Neighborhood Association and the Central High Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 foot radial dedication of right-of-way is required at the intersection of 9th Street and Summit Street and 10th Street and Summit Street. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer available to this site. Entergy: Entergy does not object to this proposal. High voltage, overhead power lines exist along the east and south sides of this property along 10 th and Summit Streets, but do not appear to be in conflict with the proposal. Extreme caution March 16, 2017 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-4336-QQ 3 should be used when working near power lines so that neither electrical poles nor wires are contacted, and all code/OSHA clearances are maintained. Contact Entergy in advance to discuss future service requirements for the parking lot, new facilities locations and adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No comment. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minim um road width shall be 26 feet, exclusive of shoulders. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constru cted shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501 -918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment received. Rock Region Metro: Location is served by METRO on route 3. However, the parking lot does not impact transit operations on Battery and 12 th Streets. We have objected to the proliferation of surface parking lots in well served transit March 16, 2017 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-4336-QQ 4 areas as a matter of land use policy. We encourage more partic ipation by the public to use transit instead of personal vehicles for daily commuting, reducing the need for more surface parking. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one -half (½) the full width requirement but in no case less than nine (9) feet. The property is located in the City’s designated mature area. A twenty-five (25%) percent reduction of the buffer requirements is acceptable. The minimum dimension of the buffer shall be six (6) feet nine (9) inches. A portion of the buffer adjacent to the 10th Street right-of-way is less than the required six (6) feet nine (9) inches. The additional space needed can be transferred to the perimeters that exceed the minimum requirements adjacent to the handicapped parking to the east and west. No revision is required. 3. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 4. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 5. An irrigation system shall be required for developments of one (1) acre or larger. 6. For developments of less than one (1) acre there shall be a water source within seventy-five (75) feet of the plants to be irrigated. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. March 16, 2017 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-4336-QQ 5 G. SUBDIVISION COMMITTEE COMMENT: (February 22, 2017) Mr. Kent Taylor was present representing the request. Staff noted there were no planning staff comments. Public Works comments were addressed. Staff stated a 20 -foot radial dedication of right of way was required at the intersection of the abutting street intersections. Staff stated any broken curb, gutter or sidewalk was to be replaced prior to the issuance of a certificate of occupancy. Staff stated sidewalks with appropriate ramps were required to be installed in accordance with the Subdivision Ordinance and the Master Street Plan. Landscaping comments were addressed. Staff stated the minimum street buffer appeared to drop below the six feet nine inch (6’9”) requirement in an area along West 10th Street. Staff stated there was flexibility to allow a transfer of the required landscaping to other areas of the site. Staff stated with the transfer it appeared the landscape requirements were being met. Rock Region Metro comments were addressed. Staff stated they encouraged more participation by the public to use transit instead o f personal vehicles. Mr. Taylor stated a number of the employees commuted 40 miles plus to work at the hospital. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments o r agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues associated with the request in need of addressing via a revised site plan. Arkansas Children’s Hospital (ACH) is requesting a zoning site plan review and approval for a proposed parking lot on a half block site at the northwest corner of 10th and Summit Streets on the ACH campus. The site is currently vacant. The site was previously used as a contractor’s lay-down yard for construction of a series of projects by Children’s Hospital. ACH plans to rework the half-block into a modern and code-conforming fenced parking lot for employees. Between an existing parking lot and the proposed parking lot is a wooded area which has a grade change and drops -off between this site and the existing parking lot to the west. The trees will be retained to the greatest extent possible. New landscape areas will be developed to meet ordinance requirements. March 16, 2017 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-4336-QQ 6 Some trade-offs in landscape areas are proposed. Along East 10 th Street the street buffer drops below the 6-feet 9-inch minimum typically required by the zoning ordinance (the site is located in the Designated Mature Area of the City). The site plan includes ample area to allow a trade-off of landscaped area within the general area and on the site. Staff is supportive of the request. The request is approval of a zoning site plan review per Section 36-126 to allow the development of this O-2, Office and Institutional zoned property. To staff’s knowledge there are no outstanding technical issues associated with the request. The development of the parking lot as proposed is consistent with the typical development standards of the zoning ordinance. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (MARCH 16, 2017) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. March 16, 2017 ITEM NO.: 6 FILE NO.: Z-4343-II NAME: Bank of the Ozarks Revised Long-form PCD LOCATION: Located on the Northwest corner of Cantrell Road and Chenonceau Boulevard DEVELOPER: Bank of the Ozarks P.O. Box 8811 Little Rock, AR 72231 SURVEYOR: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 33.5 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 20 CENSUS TRACT: 42.05 CURRENT ZONING: PCD ALLOWED USES: Bank of the Ozarks Headquarters – Office and Commercial - O-3, General Office District uses and C-3, General Commercial District uses PROPOSED ZONING: Revised PCD PROPOSED USE: Revise site plan to include bank headquarters, a hotel, a convention center, retail, office and restaurant space VARIANCE/WAIVERS: A variance from the City’s Land Alteration Ordinance to allow grading of the entire site with the construction of the first phase . BACKGROUND: Ordinance No. 21,199 adopted by the Little Rock Board of Directors on April 5, 2016, rezoned 33.5-acres from R-2, Single-family, O-3, General Office and C-3, General Commercial to PCD, Planned Commercial Development, to allow the development of this site as the Bank of the Ozarks corporate headquarters and campus. The p roject was proposed in multiple phases (7-phases total). The first phase included the March 16, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4343-II 2 construction of a five (5) level office building and underground parking. The total building square footage for Phase 1 was 180,000 square feet of office space. The p lan included 290 parking spaces within the parking deck and 275 surface spaces for a total of 565 parking spaces. Phases 2 through 7 included the construction of additional buildings and associated parking. The uses approved were uses as allowed in the C-3, General Commercial District and the O-3, General Office District zoning districts. Also included in the request was the abandonment of Patrick Country Road extending north from Cantrell Road to the “bridge”. The area north of the bridge had previou sly been abandoned. The abandonment request was a 50 -foot wide right of way extending from Cantrell Road north approximately 1,050 linear feet. The right of way was located west of Tract E, The Ranch Subdivision, in the City of Little Rock, Pulaski County, Arkansas. The area was to be retained as a utility and drainage easement. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to amend the previously approved PCD, Planned Commercial Development, to make changes to the plan and add several uses, but the overall area remains at 33.5-acres. The revised site plan for the Bank’s headquarters has moved the main building into the center of the site. This initial phase contains 230,000 square feet. A 25,000 square foot conference center has been added and will be attached to the headquarters building and be constructed as part of the initial phase. A hotel with restaurants has been added to the plan and is contemplated in Phase 2 along with a parking deck in the northwest corner of the property that will contain 120 parking spaces. The remaining phases are outlined and will be constructed as the future needs of the bank evolve. Phase 1:  Bank headquarters: 230,000 total square feet o 5 levels office space o 1 level parking deck (underground)  Conference center: 25,000 total square feet o 1 level conference center (14,000 square feet) o 1 level parking deck and support (underground)  Parking counts: o 335 deck (under headquarters) o 73 (upper headquarters deck) o 78 surface 486 total parking spaces provided March 16, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4343-II 3 Phase 2:  Hotel: 125,000 total square feet o 5 levels o 1 level service (underground) o 100 rooms  Restaurant: 5,000 square feet o 1 level  Parking counts: o 13 deck (under conference center) o 104 surface o 120 (Phase 2 parking deck) 237 parking spaces provided Phase 3:  Retail and office building: 45,900 total square feet o 1 level retail, 2 levels office = 3 levels  Parking counts: o 163 total parking spaces provided Phase 4:  Retail and office building: 69,000 total square feet o 1 level retail, 2 levels office = 3 levels  Parking counts o 163 total parking spaces provided Phase 5:  Office building: 54,000 total square feet o 3 levels total  Parking counts: o 114 parking spaces provided Phase 6:  Office building: 72,000 square feet o 4 levels office, 1 level parking deck  Parking counts: o 48 deck o 99 surface 147 total parking spaces provided Phase 7:  Office buildings: 92,000 square feet o 4 levels office, 1 level parking deck  Parking counts: o 58 deck o 157 surface 215 total parking spaces provided March 16, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4343-II 4 The driveway locations are similar to the original plan with a future traffic signal proposed at the western driveway on Highway 10 once warrants are met. Construction is planned to begin in early summer with the site work. The initial building construction will begin this fall. The projected completion time for Phase 1 is 2019. As with the original submittal, the developer is requesting a variance to advance grade the entire site with the Phase 1 construction. This will allow completion of the major site work this summer prior to the headquarters building opening and eliminate major site work for the adjacent neighborhoods in the future. B. EXISTING CONDITIONS: The site is located within the Ranch Development, north of Cantrell Road/Highway 10. The eastern portion of the development site is grass covered with few trees. The western portion of the development site, across Patrick Country Road, contains a church. The area north of the church is wooded. There is a creek running along the northern boundary of the site. North of the creek on the eastern portion of the development is a multi-family development and north of the western portion of the development is a single -family subdivision. Across Cantrell Road are single-family homes built on acreage. East of the site there are two (2) single-family subdivisions accessed from Cantrell Road, the Johnson Ranch Subdivision and the Chevaux Court Subdivision. Other uses in the area include commercial and office businesses located east of this site within the Ranch Development and on the southeast corner of Chenonceau Boulevard and Cantrell Road. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Aberdeen Court POA, the Duquesne Place POA and the Maywood Manor Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Sidewalks with appropriate handicap ramps are required adjacent to Chenonceau Boulevard and Cantrell Road in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. March 16, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4343-II 5 3. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Will an advance grading permit be requested to clear and grade future phases with construction of Phase 1? 6. Stormwater detention ordinance applies to this property. Show where detention will be provided? 7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. A special Grading Permit for Flood Hazard Areas will be requir ed per Section 8-283 prior to construction. 9. Provide existing topographic information at maximum five-foot contour interval. Show the limits of the 100-year floodway and floodplain. 10. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 11. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide drainage and access easement is required adjacent to the floodway boundary. 12. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. The proposed alteration of the floodway will require flood map revisions. Obtain a conditional letter of map revision and no rise certification approval from Public Works and the Federal Emergency Management Agency prior to issuance of a grading permit and/or a building permit. An approved letter of map revision must be obtained prior to issuance of a certificate of occupancy. 13. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. March 16, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4343-II 6 14. The end of the proposed island in the driveway at the Cantrell Road intersection should be located 22 feet from the back of curb on Cantrell Road and Chenonceau Boulevard. 15. On plan show driveway locations on the south side of Cantrell Road in relation to the proposed driveways on the north. A possible left turn conflict could exist with the west driveway location. 16. The signal location is not approved by this application. At the time the development is constructed and signal warrants are believed to be met, submit a Traffic Study for the proposed signal. Study should address trip generation, turn movements, and trip distribu tion for the development and also should take into account existing and projected traffic growth and future phases of development. 17. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Traffic Engineering, Travis Herbner, 501.379.1805 or therbner@littlerock.gov for additional information. 18. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Greg Simmons, 501.379.1813 or gsimmons@littlerock.gov for more information. 19. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 20. A minimum undisturbed strip 25 f eet wide except for reasonable access shall be provided along each side of streams having a 10 year storm >150 cfs. The undisturbed strip should be measured from the top of the bank. 21. New driveway locations are proposed. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30 -43 and 31-210. Driveway spacing on Cantrell Road is 300 feet from other driveways and intersections and 150 feet from side property lines. 22. The approved plan showed pedestrian access to and within the site. The current plans shows no pedestrian access to the site and within the site. 23. In accordance with Section 32-8, no obstruction to visibility including signage shall be located within a triangular area 50 foot back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the Chenonceau Boulevard and Cantrell Road driveway intersections. March 16, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4343-II 7 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer main extension required, with easements, if new sewer service is required for this project. Capa city fee analysis required. EAD, Environmental Assessment Division, approval required. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal and has already been in contact with the developer about potential future service needs and facilities locations. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s ) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be require d after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer . 6. Contact Central Arkansas Water regarding the size and location of the water meter. 7. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. E xecution of a Customer Owned Line Agreement is required. March 16, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4343-II 8 8. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 9. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required . Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1. Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. March 16, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4343-II 9 Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501 -918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is served by METRO on route 25 Pinnacle Mountain; previous comments regarding pedestrian access to the development March 16, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4343-II 10 from the transit route apply. We no objection to the additional uses for this development. Maintain pedestrian way to the interior of the site from the transit route for access to services and jobs. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.gov or Mark Alderfer at 501.371.4875; malderfer@littlerock.gov. Planning Division: This request is located in Pinnacle 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 to revise a Planned Commercial District adding a hotel and convention center. The request is within the Highway 10 Overlay District. Master Street Plan: The east side of the property is Chenonceau Boulevard and it is shown as a Local Street on the Master Street Plan. To the south of the property is Cantrell Road and it is shown as a Principal Arterial on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non -residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. The primary function of a Principal Arterial Street is to serve through traffic and to connect major traffic generator or activity centers within an urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. 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 III Bike Lanes is shown along Chenonceau Boulevard. These Bike Lanes provide a portion of the pavement for the sole use of bicycles. There is a Class I Bike Path shown along Cantrell Road. A Bike Path is to be a paved path physically separate for the use of bicycles. A dditional right-of-way or/and easement is recommended. Nine-foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). March 16, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4343-II 11 Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements and the Highway 10 Scenic Corridor Overlay District. 2. The Highway 10 frontage (front yard) shall consist of a minimum of forty (40) feet of landscaped area exclusive of right-of-way. The landscaped area shall contain organic and/or combined man-made/organic features such as berms, brick walls and dense plantings such that vehicular use areas are screened when viewed from an elevation of forty-two (42) inches above the elevation of the adjacent street. Trees shall be planted or be existing at least every twenty (20) feet and have a minimum of two (2) inches in diameter when measured twelve (12) inches from the ground at time of planting. Provide screening shrubs no less than thirty (30) inches in height at installation with an average linear spacing of not less at three (3) feet within the required landscape area. 3. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 4. Street buffers will be required adjacent to Chenonceau Boulevard at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) the full width requirement but in no case less than nine (9) feet. The maximum dimension required shall be fifty (50) feet. 5. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The property to the north is zoned MF18. The maximum dimension shall be fifty (50) feet. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the Landscape Ordinance of the City, Section 15 -81. 6. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. March 16, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4343-II 12 7. Building landscape areas shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 8. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). For developments with more than one hundred fifty (150) parking spaces the minimum size of an interior landscape area shall be three hundred (300) square feet. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 9. A landscape irrigation system shall be required as per Highway 1 0 Design Overlay District. 10. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 11. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (February 22, 2017) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff questioned if there were any changes to the previously approved signage plan or landscape featu res. Staff requested information concerning any proposed fences or walls. Staff requested the applicant provide details of the proposed construction materials of fences, location and height. Public Works comments were addressed. Staff stated the com ments were similar to the comments made with the original request. Staff stated a grading permit was required prior to any grading activities on the site. Staff questioned if a variance request to allow grading of future phases with the development of th e first phase was being requested. Staff stated the City’s Stormwater Detention Ordinance would apply to the development of the site. Staff requested Mr. White provide the location for the proposed detention facilities. Landscaping comments were addressed. Staff stated the site was located within the Highway 10 Design Overlay District. Staff stated a minimum street buffer of 40-feet along Cantrell Road was required. Staff stated interior landscaping of March 16, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4343-II 13 parking areas was required. Staff stated a land use buffer was required along the sites northern and western perimeters, where adjacent to residentially zoned and/or used property. Rock Region Metro comments were addressed. Staff stated the site was located on a bus route, the Pinnacle Mountain Route. Staff stated pedestrian access to and though the site was important to allow transit riders access to services and jobs. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departm ents or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the technical issues associated with the request. The applicant has provided the proposed development schedule for the new construction. The applicant has also indicated screening will be provided along the northern perimeter where adjacent to residentially zoned and/or used property either with plantings or with a screening fence or wall. The site work will begin in the spring-summer of 2017 with building construction beginning in the fall of 2017 extending into the spring of 2019. The remaining buildings will come on line as market demands. The maximum building height proposed is 85-feet. The request revises the previously approved PCD, Planned Commercial Development, for this 33.5-acres to allow the development of this site a s the Bank of the Ozarks corporate headquarters and campus and includes additional retail space, convention center and a hotel. The project is proposed in multiple phases (7-phases total). The applicant has indicated there are no lots proposed, only phase lines within the development area. The first phase includes the construction of a five (5) level office building and underground parking, the conference center and a one (1) level parking deck and support underground parking. The total office building space footage for Phase 1 is 230,000 square feet. The conference center contains 25,000 square feet. The plan includes 335 parking spaces within the parking deck under the headquarters building and 73 parking spaces on the upper headquarters deck. There are 78 surface parking spaces proposed. The plan indicates 360 spaces in the Phase 2 parking deck, behind the hotel and adjacent to the conference center. A hotel and restaurant is also proposed within the Phase 2 portion of the development. The hotel is proposed with 110 rooms. The restaurant is proposed with 5,000 square feet. March 16, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4343-II 14 Additional phases of office and commercial uses are proposed on the site. The parking within each of the phase is more than adequate to meet the typical parking demand for the proposed use. The site plan indicates the placement of walks to connect each of the buildings on the campus and connect the campus to the public right of ways. The plan indicates the placement of three (3) monument style signs; one (1) with a maximum height of ten (10) feet and a maximum sign area of 100 square feet and two (2) with a maximum height of six (6) feet and a maximum sign area of 72 square feet along Cantrell Road. Two (2) sign locations are proposed on Chenonceau Boulevard. The signs are proposed as a monument style sign with a maximum height of six (6) feet and a maximum sign area of 72 square feet. Building signage will be allowed as per Section 36 -557, (all on-premises wall signs must face required street frontage except in com plexes where a sign without street frontage would be the only means of identification for a tenant) and as allowed per Section 36-555 or on the wall facades which have public street frontage. All setbacks are indicated more than adequate to meet the minimum standards of the Highway 10 Design Overlay District. The buildings have more than the minimum 100-foot setback from the Cantrell Road frontage, more than the 40–foot setback from the rear property line and well over the 30-foot setback from the side property lines. The plan indicates more than adequate landscape strips for the front (40-feet is required along the Cantrell Road frontage) and side and rear yard buffer areas (side and rear is to average 25-feet). The Highway 10 Design Overlay District states berming is encouraged along the Cantrell Road frontage. The applicant has indicated landscaping will be provided along the Cantrell Road frontage with a combination of berming and plant materials. Within the landscape area trees with a minimum of two (2) inch caliper diameter will be planted at least every 20-feet on center or as required per the Overlay and the City’s Landscape Ordinances. The Overlay limits curb cuts to a maximum of one (1) curb cut per 300 linear feet of street frontage and no curb cut is allowed closer to an intersection than 100 feet. The curb cuts as indicated comply with the typical ordinance standards. The applicant has indicated on the site plan the placement of a traffic signal. As noted in Public Works comments at the time the development is constructed and the signal warrants are believed to be met, the applicant is to submit a traffic study for the development and the proposed signal. The traffic study should address trip generation, turn movements, and trip distribution for the development and also should take into account existing and projected traffic growth and future phases of development. The applicant will work with the City March 16, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4343-II 15 and the Arkansas State Highway and Transportation Department for the timing o f the installation of the traffic signal. The Overlay states parking lot lighting is to be designed and located in such a manner so as not to disturb the scenic appearance preserved along the Highway 10 corridor. Lighting must be directed to the p arking area and not reflected into the adjacent neighborhoods. The applicant has indicated all site lighting will be shoebox LED down lighting directed into the site to limit the over spilling of light. The applicant has indicated the maximum pole height for the parking lot lighting will be 25-feet. The applicant is requesting approval of a variance from the City’s Land Alteration Ordinance to allow grading of future phases with the initial grading request. The applicant has indicated site work will take place on the entire development site with the first phase of grading to allow the cuts and fills to balance on the site. Staff is supportive of the applicant’s request. Staff feels the request to revise the previously approved PCD, Planned Commercial Development, to add a conference center and hotel to the future campus for the Bank of the Ozarks Headquarters is appropriate. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the request to add the additional uses to the previous approval will not have a significant impact on the development or the area. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request from the City’s Land Alteration Ordinance to allow grading of future phases with the construction/grading of the first phase. PLANNING COMMISSION ACTION: (MARCH 16, 2017) 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 paragra phs 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 of future phases with March 16, 2017 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4343-II 16 the construction/grading of the first phase. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. March 16, 2017 ITEM NO.: 7 FILE NO.: Z-4343-JJ NAME: Renaissance Pointe the Ranch Revised Long-form PD-R LOCATION: Chenonceau Boulevard and Ayla Drive DEVELOPER: Parkland Heights Ranch Properties LLC c/o Williams and Dean Architects 18 Corporate Hill Road, Suite 210 Little Rock, AR 72205 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 18.5 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 20 – Pinnacle CENSUS TRACT: 42.05 CURRENT ZONING: PD-R ALLOWED USES: Multi-family PROPOSED ZONING: Revised PD-R PROPOSED USE: Revise the site plan to eliminate one building and increase the height of a second building VARIANCES/WAIVERS REQUESTED: 1. A variance from the City’s Land Alteration Ordinance to allow grading of multiple phases with the development of the first phase of construction. 2. A variance from Sections 30-43 and 31-210 to allow the drives as proposed. BACKGROUND: Ordinance No. 19,502 adopted by the Little Rock Board of Directors on March 21, 2006, established Parkland Heights Long-form PD-R. The development was proposed with 84 two story townhomes ranging from 2,024 square feet to 2,220 square feet and 18 one and a half story condominiums ranging from 2,460 to 3,130 square feet. March 16, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-4343-JJ 2 Amenities included a 2,500 square foot clubhouse, pool, putting green, playground half-court basketball, and walking and biking path. The project was to be constructed in two phases with the first phase to include the site improvements, grading, roads, and infrastructure, (18) condominiums, (34) townhouse and the complete amenities package. The second phase consisted of the completion of the remaining 50 townhomes. Landscaping and buffering was approved as reflected on the current site plan. (Z-4343-R) Ordinance No. 19,632 adopted by the Little Rock Board of Directors on November 21, 2006, allowed a revision to the previously approved PD -R. The approval allowed the creation of lot lines along the common walls of the previously proposed units. There were no other changes proposed for the development. (Z-4343-U) Ordinance No. 20,145 adopted by the Little Rock Board of Directors on August 18, 2009, allowed a revision to the approved PD -R. To revision was to allow a change in the structure type of the homes proposed for the eastern portion of the site. The approval allowed the construction of seven (7) two-story units which was previously shown for development of three (3) one and one -half story units for a net gain of four (4) units within the development. (Z-4343-V) Ordinance No. 20,610 adopted by the Little Rock Board of Directors on July 17, 2012, amended the Master Street Plan to relocate the proposed collector street from Patrick County Road to Valley Ranch Drive. The Little Rock Board of Directors adopted Ordinance No. 20,612 on July 17, 2012, which abandoned the right of way for Patrick County Road from north of the existing bridge near Cantrell Road to the intersection of Valley Ranch Drive which was to be extended prior to the physical closure of Patrick County Road. Ordinance No. 20, 627 adopted by the Little Rock Board of Directors on September 4, 2012, allowed a revision to the previously approved PD -R. The developer proposed to amend the previously approved PD-R for the western portion of the site. In-lieu of constructing 60 two-story townhouse units, the developer proposed to construct a more traditional apartment style development within seven (7) buildings containing 168 units. The buildings were proposed as three/two split level buildings with the front being three-stories and the rear two-stories. Within the development area a second clubhouse and pool facility would be added (Z-4343-BB). A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: Permits for two (2) of the seven (7) buildings have been issued for the development. Within the two (2) buildings there are a total of 48 units. The applicant is now proposing to amend the previously approved PD -R, Planned Development Residential, to remove one (1) of the buildings located at the northwest corner of the site and to allow one (1) of the buildings at the southwest March 16, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-4343-JJ 3 corner of the site to be a four (4) story building containing 32 units (previously approved as a three story building containing 24 units). The development is proposed in two (2) additional phase. B. EXISTING CONDITIONS: The development is located at the end of Chenonceau Boulevard. The Clubhouse and most of the townhouse residential units have been completed. Two (2) of the apartment buildings are under construction. Chenonceau Boulevard terminates at the development. C henonceau Boulevard is constructed as a two lane street constructed to Master Street Plan standard. The right of way for Patrick Country Road which is located along the western boundary of this development was previously abandoned but retained as a utility and drainage easement. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Aberdeen Court POA, the Duquesne Place POA and the Maywood Manor Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is an advanced grading permit being requested to grade future phases with construction in Phase 1? 2. An access easement with a Fire Code compliant driving surface and width must be provided between the proposed emergency access gate and the public right-of-way. 3. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveway spacing is 250 feet from other driveways or intersections on a collector street. 3 multi-family March 16, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-4343-JJ 4 complexes with 4 driveways are proposed to be constructed off the cul de sac. A variance must be requested for the proposed driveway location. 6. No residential waste collection service will be provided on privat e streets unless the property owners association provides a waiver of damage claims for operations on private property. 7. 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. 8. The owner and/or manager of each multi-family residence of 100 or more dwelling units shall provide recycling and encourage participation by the tenants, renters, or owners of each unit. Contact Melinda Glasgow, mglasgow@littlerock.gov or 501.371.4646 for more information. 9. 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer main extension required, with easements, if new sewer service is required for this project. Capacity fee analysis required. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. An existing underground, single phase, power line exists just to the east of this property. It does not appear to be in conflict with the proposed development. Contact Entergy in advance to discuss future service requirements, new facilities locations and adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additio nal review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas March 16, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-4343-JJ 5 Department of Health Engineering Division and the Little Rock Fire Department is required. 3. 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 . 4. Contact Central Arkansas Water regarding the size and location of the water meter. 5. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central A rkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required . 8. This development will have a minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall March 16, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-4343-JJ 6 be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire appar atus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. March 16, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-4343-JJ 7 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501 -918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is currently served by METRO on route 25. We have no objections to this revision of the develo pment as presented. We request in addition to the gated community entrances a man gate be provided to allow pedestrian access to the transit route. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.gov or Mark Alderfer at 501.371.4875; malderfer@littlerock.gov. Planning Division: This request is located in Pinnacle Planning District. The Land Use Plan shows Residential Low (RL) for this property. The Resident ial Low March 16, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-4343-JJ 8 Density (RL) category provides for single family homes at densities not to exceed 6 units per acre. Such residential development is typically characterized by conventional single family homes, but may include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The applicant has applied to revise an existing Planned Residential District to removed one (1) building and increase the height of a building by one (1) floor to second building. Master Street Plan: The south side of the property is Chenonceau Boulevard and it is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. This street may require dedication of right-of-way and may require street improvements for entrances an d exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. A land use buffer six (6) percent of the average widt h / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The property to the north is zoned R-2. As a component of all land use buffer requirements, opaque screening, whether a fence or other device , a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the Landscape Ordinance of the City, Section 15-81. 3. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 4. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 5. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. March 16, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-4343-JJ 9 6. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building . 7. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 8. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (February 22, 2017) Mr. Joe White and Mr. Brian Dale of White Daters and Associates were present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff requested Mr. Dale provide the number of units in each building. Staff also requested information concerning the proposed northern land use buffer and screening. Staff stated the site plan should include a note concerning the proposed screening and proposed fencing along the northern perimeter. Public Works comments were addressed. Staff stated a grading permit was required prior to any land clearing or grading activities on the site. Staff stated driveway locations and widths did not comply with City Ordina nces. Staff stated no residential waste collection would be collected on the private streets unless the Property Owners Association signed a waiver of damage claims for operations on private property. Staff stated construction of retaining walls required an engineer’s certification of design and plans were required to be submitted to public works for review and approval. Staff stated upon completion an as-built certification was required for the retaining wall construction. Landscaping comments were addressed. Staff stated the comments were general. Staff stated a perimeter planting strip was required along any side of a vehicular use area that abutted adjoining property or a street right of way. Staff stated a minimum of eight percent (8%) of the vehicular use area was to be landscaped. Staff stated at the time of construction building landscaping would be required. Staff stated an automatic irrigation system to water landscaped areas was required at the time of development. Rock Region Metro comments were addressed. Staff stated the site was not located on a dedicated bus route but was located near Metro Route #25. Staff stated there was no objection to the revision of the development plan. March 16, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-4343-JJ 10 Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the technical issues associated with the request. The revised site plan notes a six (6) foot tall wood opaque fence will be placed on the north property line with eight (8) foot tall masonry pilasters at 50-feet on center to provide the required screening. The site plan notes a dense evergreen vegetative screen will be provided along the northern boundary to screen the vehicular use areas. The applicant is requesting to amend the previously approved PD-R, Planned Development Residential, to allow a revision to the previously approved site plan. The current proposal is to remove one (1) of the buildings located at the northwest corner of the site and to allow the building at the southwest corner of the site to be a four (4) story building (previously 3 story building) containing 32 units (previously approved containing 24 units). The developer has indicated 48 units will be constructed in the next phase and 56 units in the final phase. The clubhouse and pool are also proposed in the final phase. The previous approval allowed for the development of 168 units of multi -family housing. The current request is to allow the construction of 152 units of multi-family housing. The site plan indicates 242 parking spaces. The ordinance would typically require the placement of 228 parking spaces to serve 152 units (1 ½ spaces per unit). Within the PD-R area there are 50 lots developed or to be developed in the townhouse/condominium portion of the site. The plan proposes the construction of 152 units of traditional multi-family housing. The site contains 18.5-acres which results in an overall density of 10.91 units per acre. The rear of the northern building is two levels facing north and a third level fronting the parking area. Four (4) of the five (5) southern buildings are two (2) levels fronting the parking area and three (3) levels on the rear (south). The maximum building height proposed for the four (4) buildings is 38-feet at the mid-point of the roof. The fifth building is proposed three (3) and four (4) levels. The maximum building height proposed is 50-feet at mid-point. The exterior materials for the project include 25 percent to 35 percent masonry, brick or stone and 50 percent stucco. The balance of the exterior building March 16, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-4343-JJ 11 materials will be composite (Hardy Plank) siding for trim and accent . The roof materials will be architectural shingles. The site plan includes the placement of covered parking on the site. A note on the site plan states the final location of the carports will be determined at the time of site development. The height of the carports will not exceed 35-feet in height. The number of covered parking spaces will not exceed 150 parking spaces. The request includes a variance from the City’s Land Alteration Ordinance to allow grading of multiple phases with the development of the first phase. The applicant has indicated grading outside the limits proposed for con struction during a specific phase would allow for the site to balance. Staff is supportive of the applicant’s request. The area which is proposed for the taller building is located adjacent to a multi-family development which contains a mix of two (2) and three (3) story buildings. The buildings within this development have a minimum setback of 25-feet along the southern property line. The overall number of units is proposed to decrease. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff does not feel the development as proposed will have a significant impact on the site or the general area. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request from the City’s Land Alteration Ordinance to allow grading within future phases of the development with the construction of a building in an earlier phase. PLANNING COMMISSION ACTION: (MARCH 16, 2017) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request from the City’s Land Alteration Ordinance to allow grading within future phase s of the development with the construction of a building in an earlier phase. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. March 16, 2017 ITEM NO.: 8 FILE NO.: Z-4635-D NAME: Huffstutlar Properties Revised Long-form PCD LOCATION: 10600 Interstate 30 DEVELOPER: Munn Enterprises – Stribling Equipment c/o Kerri Little 7712 HWY 49 North Hattiesburg, MS 39402 ENGINEER: McGetrick and McGetrick Engineering P.O. Box 30441 Little Rock, AR 72210 AREA: 10.58 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: C-3, General Commercial District and equipment sales and service PROPOSED ZONING: Revised PCD PROPOSED USE: Modify the approved signage plan VARIANCE/WAIVERS: None requested. BACKGROUND: Ordinance No. 21,171 adopted by the Little Rock Board of Directors on February 2, 2016, rezoned the site from C-3, General Commercial District to Planned Commercial Development, PCD, to add equipment sales and service as an allowable use for the site. The site plan included areas for outdoor display of equipment which would be placed on a limestone surface within the 45-foot building setback. Two (2) buildings were proposed with a total of 40,785 square feet of floor area. The maximum building height proposed was 35-feet. The approval included signage as allowed in commercial zones or a maximum of 36 -feet in height and 160 square feet in area. March 16, 2017 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-4635-D 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: Stribling Equipment, 10600 Interstate 30, is requesting a revision to the previously approved signage plan. The applicant is requesting the placement of a wall sign along the eastern façade of the building, wh ich is located without street frontage. The sign is proposed as a seven (7) foot logo sign, Stribling Equipment, with 291 square feet of sign area. The applicant is also proposing the placement of two (2) wall signs on the southern façade, which are loca ted with street frontage. Sign one (1) is proposed also as a seven (7) foot logo sign, Stribling Equipment with 291 square feet of sign area. The second is proposed as a seven (7) foot wall sign with 51.06 square feet of sign area. The site also has frontage on West Baseline Road and Childress Drive, which the applicant is not requesting to place wall signage. The plan also includes the placement of a pylon sign along the frontage road. The sign is proposed 45 feet high with 296 square feet of sign area. B. EXISTING CONDITIONS: The site sits on the I-30 Frontage Road between Baseline Road and I -30. The new building is currently under construction . To the north, across Baseline Road is an apartment building with single-family homes located further to the north. The Arkansas State Highway and Transportation Department is located to the northeast and vacant undeveloped property is located to the northwest. There are a number of commercial uses located along the Frontage Road in this area. There is a church located immediately to the west which has a driveway located on Childress Road. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. SUBDIVISION COMMITTEE COMMENT: (February 22, 2017) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the item stating there were no additional items necessary to complete the review process. Staff stated the request was to allow a taller sign March 16, 2017 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-4635-D 3 than allowed within the commercial zones and to allow the placement of a wall sign on the eastern façade which was located without public street frontage. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. F. ANALYSIS: There were no items necessary to complete the review via a revised site plan from comments raised at the February 22, 2017, Subdivision Committee meeting. The applicant is seeking approval for a revision to the previously approved signage plan. The applicant is seeking approval to allow the placement of a wall sign along the east façade of the building which is located without public street frontage. The applicant is also requesting the placement of a pylon sign along the Frontage Road which exceeds the height typically allowed in commercial zones. The wall sign along the eastern façade of the building, which is located without street frontage is proposed as a seven (7) foot logo sign, Stribling Equipment, with 291 square feet of sign area. Wall signage allowed in commercial zones is typically allowed at ten (10) percent of the wall façade. The sign area proposed is much less than the ten (10) percent typically allowed. To be allowed the wall sign on the eastern façade the applicant has committed to eliminate any wall signage on the northern, Baseline Road, and western, Childress Road frontages. Based on the typical standards of the zoning ordinance the applicant would be allowed signage on each of these facades since they are located with street frontages. The applicant proposes the placement of a pylon sign along the I-30 Frontage Road. The sign is proposed 45 feet high with 296 square feet of sign area. The commercial zones typically allow pylon signs with a maximum height of 36 feet and a maximum sign area of 160 square feet. The ordinance also allows the placement of a pylon sign every 150 feet of linear street frontage on a property. The applicant has committed to eliminate any other pylon signs for the site. Based on the applicant’s street frontage the site would be allowe d multiple signs on the Baseline and Childress Roads frontages as well as the I -30 Frontage Road. Staff is supportive of the applicant’s request. The applicant is seeking approval to allow the placement of a wall sign on the eastern façade, locate with out public street frontage, in-lieu of placing wall signs on the northern and western facades which would be allowed by-right within the commercial zoning districts. The request also includes the allowance of a pylon sign nine (9) feet taller than typically allowed but as a trade off the applicant has committed to eliminating all other pylon signs which would be allowed within the commercial zoning district. March 16, 2017 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-4635-D 4 To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the signage plan as proposed is a reasonable request. G. STAFF RECOMMENDATION: Staff recommends approval of the request to allow the placement of a wall sign on the eastern façade of the building, located without public street frontage, to not exceed ten (10) percent of the wall façade and to allow the placement of a pylon sign along the I-30 Frontage Road not to exceed 45-feet in height and 296 square feet in area. PLANNING COMMISSION ACTION: (MARCH 16, 2017) The applicant was present. There was one (1) registered objector present. Staff presented the item with a recommendation of approval of the request to allow the placement of a wall sign on the eastern façade of the building, located without publ ic street frontage, to not exceed ten (10) percent of the wall façade and to allow the placement of a pylon sign along the I-30 Frontage Road not to exceed 45-feet in height and 296 square feet in area. Mr. Pat McGetrick was present representing the request. He stated he would yield his time to the opposition. Mr. John Huggler addressed the Commission stating there were too many signs along I-30 and once a sign was in place they rarely were removed. He stated the company would have equipment within the front yard area which would act as advertising. He stated the company did not need a sign twice the size allowed within the zoning district. Mr. McGetrick stated the company was in the process of redeveloping the site. He stated they had removed a number of the vacant buildings and would remove the bill board but there were seven (7) years remaining on the lease agreement. He stated the company had committed to not placing any additional signage along Baseline and Childress Roads which would be allowed under the current zoning. There was no further discussion. The Chair entertained a motion for approval of the item as recommended by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. March 16, 2017 ITEM NO.: 9 FILE NO.: Z-4743-D NAME: Doublebee's Store #116 Short-form PD-C LOCATION: 2406 Cantrell Road DEVELOPER: Clements & Associates Architects Inc. c/o PMI – Shell Blakely and Steve Lightle 507 Main Street North Little Rock, AR 72114 SURVEYOR: PMI 3512 South Shackleford Road Little Rock, AR 72205 AREA: 1.50 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 4 – Heights Hillcrest CENSUS TRACT:15.02 CURRENT ZONING: PCD and I-2, Light Industrial District ALLOWED USES: Convenience store with fuel canopy and pumps and Industrial uses PROPOSED ZONING: PCD PROPOSED USE: Convenience store with fuel canopy and pumps VARIANCE/WAIVERS: None requested. BACKGROUND: Ordinance No. 15,919 adopted by the Little Rock Board of Direct ors on August 21, 1990, rezone the site from I-2, Light Industrial District to PCD, Planned Commercial Development, to recognize the existing convenience store and carwash and to allow an expansion of the buildings. Landscaping along Cantrell Road was to be restored even if placed within the City right of way. March 16, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-4743-D 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The existing Doublebee’s Store #116 contains petroleum contaminated soils and is proposed to be remediated. The store is located at 2406 Cant rell Road, approximately 0.05 miles northeast of the intersection of Cantrell Road and Riverfront Drive. The proposed remediation of the site will include the removal of the gas pump canopy, convenience store and underground storage tanks followed by the excavation and disposal of contaminated soils at an approved landfill. The owner desires to relocate the convenience store and gas pump canopy to the adjacent property located at 2420 Cantrell Road and redevelop the entire site. The request is a reclassification from I-2, Light Industrial District and PCD, Planned Commercial Development, to PD-C, Planned Development Commercial, to allow the development of the proposed convenience store and fuel canopy. B. EXISTING CONDITIONS: The site is located at the intersection of Cantrell Road and Riverfront Drive. The site is fully developed with a carwash, convenience store and a vacant commercial building, previously used as an automobile detailing shop. To the north of the site is an office warehouse d evelopment, to the south is a park, to the east is railroad right of way and the Jr. Deputy Ball Fields. West of the site is a shopping center containing Wal-mart, a number of restaurants, general retail and a movie theater. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Riverside Neighborhood Association, the Capitol View Stifft Station Neighborhood Association and the Hillcrest Residents Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Provide a sight plan drawn to scale on a D size sheet. The current plan is too small and cannot be scaled. 2. Cantrell Road is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to 45 feet from centerline will be required. Due to the property being located at an arterial/arterial intersection, an additional 10 f eet of right-of-way should be March 16, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-4743-D 3 dedicated for a right turn lane. The additional right-of-way should be 250 feet in length measured from the intersecting right-of-way. 3. Riverfront Drive is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 4. A 75 foot to 100 foot radial dedication of right-of-way is required at the intersection of Cantrell Road and Riverfront Drive. 5. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Cantrell Road including 5-foot sidewalks with the planned development. The curb should be located to provide an 11 foot right turn lane that provides stack to the west existing driveway and then a 50 foot taper. The current street width is 32 feet from the back of curb to the solid center turn lane striping. 6. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 7. A structure is proposed to be constructed over an existing drainage easement(s) the easement(s) must be relocated or removed by plat. 8. Obtain permits for improvements within State Highway right -of-way from AHTD, District VI. 9. Provide a Sketch Grading and Drainage Plan per Sec tion 29-186 showing the relocation of the existing drainage easement(s) and infrastruct ure. 10. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 11. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 12. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveway spacing on arterial streets is 300 feet from intersections and other driveways and 150 feet from side property line. The width of driveway must not exceed 36 feet. A variance must be requested for the driveway locations. The south driveway on Riverfront Drive should be closed with curb and gutter and sidewalk. 13. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50 feet back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the Cantrell Road/Riverfront Drive intersection and all driveways. 14. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. March 16, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-4743-D 4 15. Show the location of the 100 year overflow path that does not damage existing infrastructure and structures. 16. A structure is proposed to be constructed over an existing drainage easement. The easement must be relocated or removed by plat. 17. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Dumpster enclosure not to be placed over 24-inch sewer main. Sewer main extension required with easements if new sewer service is required for this project. EAD, Environmental Assessment Division, approval required. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. An existing three phase, power line exists on the west and south side of this property along Riverfront Drive and along Cantrell Road. A three phase line also exists along part of the northern property line providing electrical service to the existing structure. It appears that some of these facilities will need to be relocated in order for the proposed development to proceed. Also, care must be used to maintain proper clearances in the construction of the new entry drive to this property as it will be constructed underneath the existing power line. Contact Entergy in advance to discuss future service requirements, new facilities location s and adjustments to existing facilities as this project proceeds. Utility easements for new electrical extensions can be determined at that time. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Contact Central Arkansas Water regarding the size and location of the water meter. 3. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an March 16, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-4743-D 5 engineer, licensed to practice in the State of Arkansas. Execut ion of a Customer Owned Line Agreement is required. 4. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior t o the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 5. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required . Fire Department: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at leas t 75,000 pounds. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. March 16, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-4743-D 6 Rock Region Metro: Location is served by METRO on Route 21 Riverdale. The site plan as presented does not allow for good pedestrian access to the transit route. We recommend the property developer consolidate old driveways into two property entrances, one on Riverfront Drive and one on Cantrell Road to allow fewer pedestrian conflicts with traffic. The bus stop is located on Riverfront Drive and is geographically located on our transit map to coordinate with our ITS system. Information is available through City of Little Rock, Metroplan or on our website rrmetro.org; add stop location to plan. The site plan does not have proper coordinated curb ramps for pedestrian street crossings, refer to current city code. We recommend a bike rack be installed on site to coordinate with transit riders and the nearby access to th e Arkansas River trail. Provide complete sidewalks along Cantrell Road and Riverfront Drive, plus a protected pedestrian way to the front entrance to the store, this will serve as access for all modes of travel along this corridor. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.gov or Mark Alderfer at 501.371.4875; malderfer@littlerock.gov. Planning Division: This request is located in the Heights Hillcrest 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 Planned Commercial District to redevelop existing commercial site with a new convenience store with gas pumps. Master Street Plan: To the south of the property is Cantrell Road and it is shown as a Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial Street is to serve through traffic and to connect major traffic generator or activity centers within an urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. To the west of the property is Riverfront Drive and it is shown as a Minor Arterial on the Master Stree t 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. These streets may require dedication of right -of-way and may require street improvements for entrances and exits to the site. March 16, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-4743-D 7 Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) the full width requirement but in no case less than nine (9) feet. The property is located in the City’s designated mature area. A twenty-five (25%) percent reduction of the buffer requirements is acceptable. The minimum dimension of the buffer shall be six (6) feet nine (9) inches. The average depth of the lot is approximately three hundred and seventy-five (375) feet. A minimum street buffer of seventeen (17) feet in width will be required adjacent to the Riverfront Drive right-of-way. 3. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of no less than three (3) f eet within the required landscape area. Provide trees with an average linear spacing of no less than thirty (30) feet. 4. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property. This strip shall be at leas t nine (9) feet wide. The property is located in the City’s designated mature area. A twenty-five (25%) percent reduction of the buffer requirements is acceptable. The minimum dimension of the perimeter planting strip shall be six (6) feet nine (9) inches. The perimeter planting strip between the two entry drives servicing Cantrell Road is deficient. 5. Provide trees with an average linear spacing of not less than thirty (30) feet within the perimeter planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter planting strip. 6. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landsca pe area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 7. Building landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building. These shall be provided at the rate equivalent to planter strip three (3) feet wide along March 16, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-4743-D 8 the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 8. A landscape irrigation system shall be required for developments of one (1) acre or larger. 9. The development of two (2) acres or more requires an approved landscape plan stamped with the seal of a registered landscape architect prior to the issuance of a building permit. 10. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (February 22, 2017) The applicant was present. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff questioned the dumpster location and indicated the dumpster would req uire screening. Staff also stated the hours of dumpster service should be limited to daylight hours. Staff requested information concerning the proposed signage plan including the proposed canopy signage. Staff requested the applicant provide the location of the proposed order board and noted unless otherwise approved the board would require a screening wall to be placed opposite the speaker. Staff requested the applicant provide the proposed development schedule and questioned if a carwash would be added in the future. Public Works comments were addressed. Staff stated a dedication of right of way to 45-feet from centerline was required along the street frontage. Staff stated an additional ten (10) feet of right of way should be dedicated to allow a right turn lane from Cantrell Road onto Riverfront Drive. Staff stated additional right of way for a 75 to 100 -foot radial dedication of right of way was required at the intersection of Riverfront Drive and Cantrell Road. Staff stated the driveway locations had been sent to AHTD for review and approval. Staff stated no obstructions to visibility were to be located within a triangular area 50 -feet back from the intersecting right of way for Cantrell Road and Riverfront Drive. Landscaping comments were addressed. Staff stated a minimum street buffer of six feet nine inches (6’9”) was required along the Cantrell Road and Riverfront Drive street sides. Staff stated a minimum of eight percent (8%) of the paved areas were to be landscaped. Staff stated it appeared the plan was not meeting this minimum requirement. Staff stated a small amount of building landscaping was required to meet the landscape ordinance requirements. March 16, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-4743-D 9 Rock Region Metro comments were addressed. Staff stated t he site was located on the Riverdale Route. Staff stated there was a stop located along the sites western perimeter and requested the applicant provide the location on the site plan. Staff stated the site plan should include safe pedestrian access to the front entrance to the store. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussi on. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the technical issues associated with the request. The applicant has indicated the location of the proposed dumpster, the proposed screening and the hours of dumpster service. The applicant has also provided the proposed signage plan. The request is a rezoning of the property from I-2, Light Industrial District and PCD, Planned Commercial Development, to PD-C, Planned Development Commercial, to allow the development of a new convenience store and fuel canopy. The applicant is proposing the construction of a new 3,726 square foot convenience store with a separate fuel canopy. T he maximum building height proposed is 23-feet. The fueling area contains six (6) two (2) sided pumps. The convenience store is prosed with a pick-up window for a fast food service. The applicant has located the order menu board but is requesting a waiver of the screening requirements of the order board speaker. The site plan indicates an existing sign to remain located on the eastern edge of the property. The site plan notes the existing two (2) post sign with reader board(s). The site plan notes the sign is 26-feet tall and contains 184 square feet in sign area. The plan also indicates the placement of a ground sign at the Cantrell Road/Riverdale Drive intersection. The sign is proposed 35-feet in height and 199 square feet in area. Staff does not support the sign area proposed for this new ground sign. Staff recommends the sign area be limited to 160 square feet of sign area as typically allowed in commercial zones. Building signage is proposed on the front of the building, 60 square feet of sign area and a logo sign is proposed on the fuel canopies on the eastern and western sides. The logo sign is 30-inches high and 8-feet long for a sign area of 20 square feet, 15 percent of the total canopy façade area. The site plan includes 18 parking spaces. There are six (6) spaces located along the eastern edge of the property which will serve as employee parking. Based March 16, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-4743-D 10 on the square footage of the building 12 parking spaces would typically be required to serve the commercial use. The site plan indicates a 9-foot landscape strip along Riverfront Drive. The Zoning Ordinance would typically require the placement of a 17 -foot street buffer along this street. The applicant is requesting the allowance of the reduced landscape strip, which exceeds the typical Landscape Ordinance requirement for sites located within the Designated Mature Area of the City. The applicant has indicated a landscape strip of 6-feet 9-inches around the remaining perimeters of the site. The landscape strip as indicated complies with the minimum standards of the Landscape and Zoning Ordinances for sites located within the Designated Mature Area of the City. The applicant notes all site lighting will be low level and directional, directed downward and into the site. The hours of dumpster service are limited to 7 am to 6 pm Monday through Friday. The dumpster will be screened by a 6 -foot high, 12-foot by 23-foot CMJ enclosure. The plan indicates the use of a 6 -foot metal gate. The applicant is requesting a variance from the dedication of right-of-way 55 feet from centerline on Cantrell Road for a length of 250 f eet from the Riverfront Drive intersecting right-of-way. The provided right-of-way will be 45 feet from centerline. The applicant is also requesting a redu ction in the dedication of right- of-way from a 75 foot radial dedication to a 40 foot radial dedication at the intersection of Cantrell Road and Riverfront Drive. Staff recommends approval of the variances due to the intersection not having a 4 th leg on the south and a future leg is not expected with Central Arkansas Water being the property owner. Staff is supportive of the applicant’s request. The applicant is seeking to redevelop a site which is indicated on the City’s Future Land Use Plan as commercial. The convenience store has been in this location for more than 20 years and does not appear to have adversely impacted the area. To staff’s knowledge there are no remaining outstanding technical issues associated with the request staff feels the redevelopment of the site as proposed is appropriate. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends any new pylon sign meet the typical development criteria for signage allowed in commercial zones or a maximum of 36 -feet in height and 160 square feet in area. March 16, 2017 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-4743-D 11 Staff recommends approval of the variance request to allow a reduction in the right of way dedication for Cantrell Road and the reduction in the radial dedication at the intersection of Cantrell Road and Riverfront Drive. PLANNING COMMISSION ACTION: (MARCH 16, 2017) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation any new pylon sign meet the typical development criteria for signage allowed in commercial zones or a maximum of 36 -feet in height and 160 square feet in area. Staff presented a recommendation that if vehicle stacking from the drive through window created conflicts or blocked the Riverfront Drive driveway, the property owner was to modify the sites traffic plan to resolve the conflict or blockage by requiring vehicles to enter the drive through lane from the north side of the proposed building. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. March 16, 2017 ITEM NO.: 10 FILE NO.: Z-5703-E NAME: Lots 2 and 4 Colonel Glenn Business Center Revised Long-form POD LOCATION: 10303 Colonel Glenn Road DEVELOPER: Integrity Properties LLC 74 Golden Eagle Drive Paron, AR 72122 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 6.75 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF WARD: PLANNING DISTRICT: CENSUS TRACT: CURRENT ZONING: POD ALLOWED USES: Office/Showroom/Warehouse PROPOSED ZONING: Revised POD PROPOSED USE: Selected C-1, Neighborhood Commercial uses for Lot 2 and mini-warehouse development on Lot 3 VARIANCE/WAIVERS: None requested. BACKGROUND: In June of 1993, the applicant filed a request for the consideration of a plan to construct a mini-storage complex in two phases on a portion of this site. The Little Rock Board of Directors at their September 21, 1993, Public Hearing approved a Planned Commercial Development by the adoption of Ordinance No. 16,491 to allow the proposed development. There was no development within the allotted three years and the March 16, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-5703-E 2 ordinance expired on September 21, 1996 . The Board of Directors adopted Ordinance No. 17,760 at their July 7, 1998, Board of Director’s meeting repealing the PCD zoning classification and restoring the R-2, Single-family District. A POD was recommended for approval by the Little Rock Plannin g Commission on June 30, 2004, to allow the creation of a two lot plat with office/showroom/warehouse uses as allowable uses on proposed Lot 2 and a future retail development on proposed Lot 1 (C-3 General Commercial District uses). The Little Rock Board of Directors adopted Ordinance No. 19,137 on July 20, 2004, establishing Shackleford Commercial Long-form POD. The proposed development would provide 128,000 square feet of office/showroom/warehouse space in three buildings. The applicant indicated 133 parking spaces on the proposed site plan. Ordinance No. 19,278 adopted by the Little Rock Board of Directors on February 15, 2005, allowed a revision to the previously approved POD to allow Lot 2 to develop as three individual lots; one lot without public street frontage. The applicant indicated Lot 1 would remain as a future commercial development and proposed Lots 2 – 4 would contain office/showroom/warehouse uses as allowable uses. Lot 1 was approved with C-3, General Commercial District uses as allowable uses. The applicant indicated the building layout had been slightly modified to decrease the size of the buildings. The applicant indicated Lot 2 would contain a 40,000 square foot building, Lot 3 would contain a 27,500 square foot building and Lo t 4 would contain a 47,500 square foot building. There were 191 parking spaces proposed with the development. The proposed buildings on Lots 2 – 4 would be served with loading docks in the rear. The proposed site plan also indicated a single sign on each of the proposed lots. Lot 1 was approved with a maximum sign height of thirty-six feet and a maximum sign area of one hundred sixty square feet. Signage for proposed Lots 2 – 4 would be consistent with signage allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. Ordinance No. 20,536 adopted by the Little Rock Board of Directors on February 7, 2012 allowed the development of Lot 4 with a private tennis center. The developer proposed to construct an indoor tennis facility on Lot 4. The building was proposed similar in size to the building approved in the original POD for Lot 4. The configuration of the building would allow six (6) indoor tennis courts. The approval allowed the developer to reduce the size of the building should he choose to only construct four (4) courts. If the four (4) courts were constructed this would shorten the length of the building by approximately 100-feet. March 16, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-5703-E 3 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to amend the allowable uses for Lot 2. The applicant is requesting in addition to the previously approved office/showroom/warehouse allowable uses for Lot 2 selected C -1, Neighborhood Commercial uses and Conditional Uses be added as allowable uses for Lot 2. The applicant is proposing to develop Lot 4 with mini -warehouse buildings. The site will contain a mixture of climate controlled and non-climate controlled storage units. The plan indicates the development of six (6) buildings, five (5) of which contain 12,000 square feet and one (1) building containing 6,625 square feet. The applicant is proposing to replace the existing ground sign on Lot 2 to advertise the businesses located on both Lots 2 and 4. The sign is proposed as a development sign for the two (2) lots and is indicated ten (10) feet in height, ten (10) feet wide and contains 90 square feet of total sign area. B. EXISTING CONDITIONS: The site is located at the intersection of South Shackleford Road and Co lonel Glenn Road. Lot 2 is developed with a strip center which is currently leased to a number of office users. The remainder of the site was cleared with the development of Lot 2. East of the site is an office warehouse site. West of the site is a lawn care service. North of the site are single-family residences. Other uses in the area include mini-warehouse, office/warehouse and a newly constructed equipment rental business. Central Arkansas Water and Little Rock Wastewater Utility are located to the southwest of this site. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the John Barrow Neighborhood Association and the Tall Timber Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Stormwater detention ordinance applies to this property. At time of building permit calculations should be provided to determine if existing detention capacity is sufficient. At least a 20 foot wide access is required to be March 16, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-5703-E 4 provided to the detention pond to conduct maintenance. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner association. Show where access will be provided. 3. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality p rior to the start of construction. 4. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer available to this site. Entergy: Entergy does not object to this proposal. An existing three phase, power line exists along Colonel Glenn Road to the north and single phase lines extend near the property from the southeast and west for potential future electrical service needs. None of these appear to be in conflict with the proposed development. Contact Entergy in advance to discuss future service requirements, new facilities locations and adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A water main extension will be needed to provide water service to this property. 3. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 4. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas March 16, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-5703-E 5 Department of Health Engineering Division and the Little Rock Fire Department is required. 5. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 6. Contact Central Arkansas Water regarding the size and location of the water meter. 7. The facilities on-site will be private. When meters are planned o ff private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 8. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 9. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required . Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus March 16, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-5703-E 6 access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted fo r approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501 -918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is not currently served by METRO but is on our long range plans. We recommend full sidewalks for pedestrian access on March 16, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-5703-E 7 Colonel Glenn to a future transit route. We further recommend a pedestrian way from the transit route to the entrance of the business for access to jobs and services provided by the business. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.gov or Mark Alderfer at 501.371.4875; malderfer@littlerock.gov. Planning Division: This request is located in 65th Street Planning District. The Land Use Plan shows Light Industrial (LI) for this property. The Light Industrial category provides for light warehouse, distribution or storage uses, and/or other industrial uses that are developed in a well-designed “park like” setting. The applicant has applied for a revised Planned Office District to add the development plan for mini-warehouse on Lot 3 and to revise the allowable uses for Lot 2 to include C-1, Neighborhood Commercial uses as allowable uses to the existing developed lot. Master Street Plan: To the north of the property is Colonel Glenn Road and it 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 Colonel Glenn Road since it is a Principal Arterial. To the west of the property is Shackleford Road and it is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Shackleford Road. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along Colonel Glenn Road and Shackleford 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. March 16, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-5703-E 8 2. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (February 22, 2017) Mr. Brian Dale of White-Daters and Associates was present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff stated the request included the allowance of C-1, Neighborhood Commercial uses within the existing building. Staff stated based on the available parking the center would not support an entirely commercial development. Staff requested Mr. Dale provide the proposed use mix of the building. Staff stated the mini-warehouse development proposed for Lot 3 was located without street frontage. Staff requested the applicant provide the proposed signage plan for the mini-warehouse development. Public Works comments were addressed. Staff stated any broken curb, gutter or sidewalk was to be replaced prior to occupancy. Staff stated the City’s Stormwater Detention Ordinance would apply to the development of the site. Staff stated if disturbed area was more than one (1) acre approval and pe rmitting from the Arkansas Department of Environmental Quality was required. Landscaping comments were addressed. Staff stated with the development of the mini-warehouse a land use buffer was required where adjacent to the residentially zoned or used property. Staff stated screening was also required within this area. Rock Region Metro comments were addressed. Staff stated the site was not currently served by Rock Region but was a part of the long range plans. Staff stated safe pedestrian accesses from transit routes to the entrances of the businesses was an important design element to provide access to jobs and services provided by the businesses. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant provided a revised site plan and cover letter to staff addressing a number of the technical issues raised at the February 22, 2017, Subdivision March 16, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-5703-E 9 Committee meeting. The request is two (2) part, one (1) to amend the allowable uses for Lot 2 and the second to provide the development plan for Lot 4. In addition to the previously approved office/showroom/warehouse use for Lot 2 the applicant is requesting the allowance of the following C-1, Neighborhood Commercial District uses and the indicated Conditional Uses as allowed in the C-1, Neighborhood Commercial Zoning District: Antique shop, without repair, Bakery or confectionery shop, Bank or savings and loan office, Book and stationery store, Camera shop, Church, Cigar, tobacco and candy store, Clothing store, Drugstore or pharmacy, Duplication shop, Florist shop, Furniture store, Handicraft, ceramics, sculpture or similar art work, Hobby shop, Jewelry store, Key shop, Laundromat or pickup station, Library, art gallery, museum or similar public use, Medical appliance fittings and sales, Office, general and professional, Optical shop, Paint and wall paper store, Pet shop, Photography studio, Shoe repair, Studio, art, music speech, drama, dance or other artistic endeavors, Studio, broadcasting or recording, Tailor, Tool and equipment rental, inside display only, Travel bureau, Mobile canteen units when operated in compliance with current planning department regulations for such vehicles, Amusement, commercial inside, Animal clinic, enclosed, Appliance repair, Cabinet o r woodwork shop, Catering commercial, Furniture repair store, Health studio or spa, Upholstery shop, furniture, Auto glass shop, Auto parts and accessories limited to the installation of all items indoors and Auto body rebuilding with no painting or replacement of vehicles parts. The building on Lot 2 contains 42,860 gross square feet of floor area. There are 73 parking spaces located in front of the building located on Lot 2. There are 12 parking spaces located behind the building. The applicant is requesting the allowance of 10,500 square feet of floor area to be used for the uses identified above. The remaining areas will be devoted to office/showroom/warehouse as previously approved. The applicant is proposing to develop Lot 4 with mini -warehouse buildings. The site will contain a mixture of climate controlled and non-climate controlled storage units. The plan indicates the development of six (6) buildings, five (5) of which contain 12,000 square feet and one (1) building containing 6,625 square feet. The applicant is proposing to replace the existing ground sign on Lot 2 to advertise the businesses located on both Lots 2 and 4. The sign is proposed as a development sign for the two (2) lots and is indicated ten (10) feet in heigh t, ten (10) feet wide and contains 100 square feet of total sign area. A small monument sign, six (6) feet in height and twenty four (24) square feet in area, will be placed at the entrance to the mini-warehouse development. The applicant has indicated building signage will be placed on the north façade of the March 16, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-5703-E 10 mini-warehouse. The sign area is limited to a maximum of ten (10) percent of the north façade area of the building proposed with the office and residence. The building on Lot 2 will also place b uilding signage limited to ten (10) percent of the tenants lease space on the northern façade of the building. The site plan indicates the placement of dumpsters located along the rear of the building located on Lot 2 and within the mini -warehouse development located on Lot 4. The dumpsters will be screened per typical ordinance standards or a minimum of two (2) feet above the trash containment area. The applicant also notes dumpster service hours will be limited to 7 am to 6 pm Monday through Friday. The applicant indicates the hours of operation for Lot 2 is 7 am to 7 pm seven days per week. The office hours for the mini -warehouse development are from 7 am to 6 pm seven days per week. The mini-warehouse will have 24 hour access seven (7) days per week. The mini-warehouse development is proposed in four (4) phases. The development is proposed to begin in May 2017 and be completed by May of 2021. Two (2) buildings are proposed in Phase I, two (2) buildings in Phase II and one (1) building in Phase III and one (1) building in Phase IV. Staff is supportive of the applicant’s request. The request is to amend the previously approved site and development plan for Lot 4 to allow the development of mini-warehouse of the site. The applicant is also seeking to revise the previously approved uses for Lot 2 to allow for selected commercial uses on the lot. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the development plan as proposed is appropriate. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (MARCH 16, 2017) 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 o f March 16, 2017 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-5703-E 11 the agenda staff report. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. March 16, 2017 ITEM NO.: 11 FILE NO.: Z-5936-O NAME: Tract 75 Chenal Valley Long-form PD-R LOCATION: Located on the Northwest corner of Champagnolle Drive and Rahling Road DEVELOPER: Deltic Timber Corporation 7 Chenal Club Little Rock, AR 72223 SURVEYOR: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 7.90 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.13 CURRENT ZONING: POD - Expired ALLOWED USES: Medical office PROPOSED ZONING: PD-R PROPOSED USE: Residential - Age restricted independent living VARIANCE/WAIVERS: None requested. BACKGROUND: Ordinance No. 20,296 adopted by the Little Rock Board of Directors on August 2, 2010, rezoned the site from O-2, Office and Institutional to Planned Office Development, POD, to allow the site to develop with an office development containing fourteen (14) lots. The project contained 7.90 acres. The lots were proposed to range in size from 0.44 acres to 0.76 acres. The average lot size proposed was 0.45 acres. The development contained two (2) new public streets totaling 500 linear feet. The development did not occur and the POD zoning approval has expired. March 16, 2017 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-5936-O 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning of the site f rom POD, Planned Office Development, Expired to PD-R, Planned Development Residential. The proposal includes the development of 130 units of age restricted (55+) independent living community. The development is proposed with studio, one, two and three bedroom units. The applicant has indicated the development will contain two (2) wings with a maximum building height of 43 -feet. The center section of the building is proposed with a maximum building height of 48 -feet. The development is proposed with 165 parking spaces to serve the residents and staff. The plan notes a few of the parking spaces as covered and also the site will include a portion of the spaces as garages. B. EXISTING CONDITIONS: The perimeters of the site are heavily wooded with a significant amount of undergrowth. The interior of the site was previously cleared. The abutting streets have been constructed along with the required sidewalks. The property to the south is undeveloped and zoned C -1, Neighborhood Commercial and C-2, Shopping Center District. This site is also wooded. The property across Rahling Road is developing as a medical office complex serving as St. Vincent’s West Campus. Along the western boundary and northern boundary are strips zoned OS, Open Space. These areas are located within creeks/drainage structures. Other uses in the area include a community park, the Promenade Shopping Center and office uses. To the west of the site is a gated single -family neighborhood, served by Witry Court and further west are additional single-family homes located within the Bascum Neighborhood. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Witry Court Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. March 16, 2017 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-5936-O 3 3. Stormwater detention ordinance applies to this property. 4. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 6. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 7. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide drainage and access easement is required adjacent to the floodway boundary. 8. Are the driveways proposed to be one way? Driveway locations and widths do not meet the traffic access and circulation requirements o f Sections 30-43 and 31-210. Driveway spacing on collector streets is 250 feet from intersections and other driveways and 125 f eet from side property lines. A variance must be requested for the proposed driveway spacing. 9. Are gates proposed to be installed? 10. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 11. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 12. 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer main extension required, with easements, if new sewer service is required for this project. Capacity fee analysis required. EAD, Environmental Assessment Division, approval required. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. An existing three phase, underground power line exists to the northeast of this property along Rahling March 16, 2017 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-5936-O 4 Road, and a single phase line exists along Rahling Road to the east of this property. Neither one appears to be in conflict with the proposed development. Contact Entergy in advance to discuss future service requirements, new facilities locations and adjustments to existing facilities (if any) as this project proceed s. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A water main extension will be needed to provide water service to this property. 3. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 4. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water rega rding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 5. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 6. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 7. Contact Central Arkansas Water regarding the size and location of the water meter. 8. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 9. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first March 16, 2017 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-5936-O 5 point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 10. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. 11. This development will have a minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the high est roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. March 16, 2017 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-5936-O 6 D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet a nd a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501-377-1245) and the Little Rock March 16, 2017 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-5936-O 7 Fire Marshal’s Office (Capt. Tony Rhodes 501 -918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is not currently served by METRO but is on our long range plan. In an age restricted community, seniors and those with disabilities will qualify in the near term for federally mandated paratransit services. We recommend the developer provide a front entrance canopy and driveway radii with enough clearance for paratransit vehicles to serve this location. Handicap parking spaces should be accompanied by sidewalks and protected pedestrian ways through all parking areas. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.gov or Mark Alderfer at 501.371.4875; malderfer@littlerock.gov. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Suburban Office (SO) for this property. The Suburban Office category provides for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. The applicant has applied for a Planned Residential District to allow for an age restricted independent living facility Master Street Plan: West side of the property is Rahling Road and it is shown as a Principal Arterial. The south side of the property is Champagno lle Drive and it is shown as a Collector 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 n egative effects of traffic and pedestrians on Rahling Road since it is a Principal Arterial. The primary function of a Collector Road is to provide a connection from Local Streets to Arterials. A Collector design standard is used for Commercial Streets. These streets may require dedication of right -of-way and may require street improvements for entrances and exits to the site. March 16, 2017 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-5936-O 8 Bicycle Plan: A Class I Bike Path is shown along Rahling Road. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of- way or an easement is recommended. Nine -foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). A Class II Bike Lane is shown along Champagnolle Drive Bike Lane provide a portion of the pavement for the sole use of bicycles Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property. This strip shall be a minimum of nine (9) feet wide. Provide trees with an average linear spacing of not less than thirty (30) feet within the perimeter planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter planting strip. Existing trees and shrubs can be counted to satisfy this requirement. 3. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 4. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas not open to public parking. These areas shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. 5. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). For developments with more than one hundred fifty (150) parking spaces the minimum size of an interior landscape area shall be three hundred (300) square feet. Interio r islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 6. A landscape irrigation system shall be required for develop ments of one (1) acre or larger. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. March 16, 2017 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-5936-O 9 G. SUBDIVISION COMMITTEE COMMENT: (February 22, 2017) Mr. Joe White and Mr. Brian Dale of White -Daters and Associates were present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff requested Mr. White define age restricted and how the leasing of the units would occur. Staff requested the site plan include any proposed fences, signage, retaining walls and details of each. Staff questioned if the Chenal Architectural Review Committee was reviewing the project and at what point staff could expect to see their final approval. Staff stated the parking along the western perimeter should be redesigned to allow the parking to pull into the building. Public Works comments were addressed. Staff stated a grading permit was required prior to any land clearing on the site. Staff stated floodway areas were required to be shown as floodway easements or be dedicated to the City. Staff questioned if gates were proposed. Staff stated the driveways should be signed as one-way drives or be consolidated into a single drive. Landscaping comments were addressed. Staff stated an automatic irrigation system was required to water landscaped areas. Staff stated a perimeter planting strip was required along any side of a vehicular use area that abutted adjoining property or a street right of way. Staff stated screening was required along the perimeters which were zoned or used with a lesser intense use. Rock Region Metro comments were addressed. Staff stated the location was not currently served by Metro but was a part of the long range plan. Staff stated in age restricted communities seniors and those with disabilities would qualify for federally mandated paratransit services. Staff stated the driveways and canopy should be designed to accommodate the paratransit vehicle. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site p lan to staff addressing a number of the technical issues associated with the request raised at the February 22, 2017, Subdivision Committee meeting. The applicant has indicated notes on the site plan concerning fencing, signage, retaining walls and indicated garages would be located along the western perimeter to eliminate staff’s concerns related to headlights over-spilling into the adjacent residential neighborhood. The request is a rezoning of the site from POD, Planned Office Development, Expired to PD -R, March 16, 2017 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-5936-O 10 Planned Development Residential to allow the development of 130 units for age restricted, 55 plus years of age, independent living. The development is proposed with studio, one, two and three bedroom units. The average age of the residents of the community is 75 to 80 years. The site plan includes the development with a central building and two (2) wings connected to the main building. The wing buildings are proposed as three (3) story buildings with a maximum height of 43 -feet. The center section of the building is proposed with a maximum building height of 48 -feet which will include architectural embellishments and features. The development is proposed with 165 parking spaces to serve the residents and staff. The plan notes a few of the parking spaces will be covered and or garages will be added to the site. The applicant has indicated the covered parking and garages will be located along the sites northern and western perimeters. The maximum height of the garages is 25-feet. Along the sites western perimeter there is a 100-foot Open Space zoned tract. Included within this development adjacent to the Open Space zoning is a 50 -foot undisturbed buffer. The site indicates areas in which the trees and existing vegetation will be retained along Champagnolle Drive. The plan indicates, adjacent to the central building, an outdoor patio and garden area. The plan notes within the development 80,000 square feet of landscaped area or twenty-three (23) percent of the site. The applicant indicates amenities offered to the residents include car and bus service. The development also includes live -in managers, 24/7 professional staff, concierge service, free scheduled transportation, full service dining – 3 meals per day provided, weekly housek eeping and full time maintenance. The applicant indicates the developer will follow the federal guidelines for residential communities which are age restricted to 55-plus residents. A single-development sign is proposed at the driveway entrances. The sign is proposed with a maximum height of six (6) feet and a maximum sign area of twenty-four (24) square feet. Building signage will be placed as allowed in multi-family zones or a maximum of ten (10) percent of the façade area abutting the public street. Staff is supportive of the applicant’s request. The development is proposed as a senior living facility with residents limited to 55 plus years of age. The site plan respects previously approved buffers along the western perimeter. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the development as proposed, a senior living facility, will have limited impact on the area. March 16, 2017 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-5936-O 11 I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (MARCH 16, 2017) The applicant was present. There were 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. Mr. Bill Spivey addressed the Commission on the merits of the request. He stated he was representing the land owner, Deltic Timber Corporation. He stated the 2008 rezoning of property across the street from this site did not change the zoning of this property. He stated the underlying zoning of the site was O-2, Office and Institutional. He stated the current request was to rezone the site to a less intensive zoning or PRD, Planned Development Residential. Mr. Tim Daters of White Daters and Associates addressed the Commission. He stated the northern boundary of the property was the Rock Creek floodway. He stated the Witry Subdivision was located 150-feet west of the proposed development site. He stated there was a 100 foot Open Space zoned buffer along the western boundary of the site with an additional 50-foot undisturbed buffer located on this site. He stated Deltic would continue to own the Open Space zoned property. He stated the plan included garages along the western boundary to screen the site. He stated adjacent to the garages additional landscaping would be added to further screen the site. Mr. Bob Lewis of Cameron General Contractors addressed the Commission stating his company would build the development and a sister company would manage the development once completed. He stated the company currently owned 14 developments within the United States and currently there were an additional 20 site under development. He stated the development would contain 130 units. He stated the typical building contained a common area, theatre, dining hall and other amenities. He stated the development was a high end resort style community. He stated the average age of the development was 80. He stated the residents of the developments were residents who had lost the ability to drive or ha d lost a spouse. He stated there were four (4) three (3) bedroom units. He stated the average stay was seven (7) years. Mr. Ernie Peters of Peters and Associates addressed the Commission stating traffic for office developments were significantly higher than this type of residential development. He stated the previously approved office development would generate 1,344 vehicle March 16, 2017 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-5936-O 12 trips per day while this residential development would only generate 478 vehicle trips per day. Mr. Spivey stated he desired to reserve his remaining time. Ms. Sara Beth McReynolds addressed the Commission in opposition of the request. She provided the Commission with a copy of an agreement between Chenal and the Witry Court property owners. She also provided the Commission with a copy of the previously approved site plan. She stated in 2008 two items became clear to the neighborhood. She stated at that time there was a multi -family development proposed on property to the south of Champagolle and the neighborhood was infor med Champagolle Drive would be extended to Rahling Road. She stated in 2008 the neighborhood met with Deltic and an agreement was reached to eliminate the potential for multi-family developments by rezoning properties in the area. She stated Deltic also provided the neighborhood with $25,000.00 to allow the installation of a gate at the entrance to the Witry Subdivision. She stated Deltic agreed to the placement a 150 -foot buffer between this site (currently proposed for development) and the Witry neighborhood. She stated Deltic also agreed to plant trees within the open space area. Ms. McReynolds stated in 2010 Deltic submitted an application for an office development which was in keeping with the agreement made in 2008. She stated the neighborhood currently had a negative feeling because they were being told one thing (the property was zoned and planned for development as office) and the current request was different (multi-family). She stated the Witry Property Owners had a significant investment in their homes and the proposed development would impact their property values. Mr. Madre Hill addressed the Commission in opposition of the request. He stated Deltic was breaking the contact made with the residents of Witry Court. He stated based on the federal guidelines 20 percent of the units could be leased to residents less than 55 years. He stated he and his three (3) children could move in to the living facility and be a caregiver for an aging parent who was a resident of the development. He stated Deltic had committed legal fraud by breaking the agreement. He stated the use of the site as a multi-family development was not compatible with the neighborhood. Ms. Kyla Aycock addressed the Commission in opposition of the request. She stated her home was located directly behind the proposed development. She stated she had three (3) sons and the safety of her family was her main concern. She stated within the neighborhood there were 18 children under the age of 12. She stated this type development was not in the Chenal Master Plan. She stated the plan indicated the site as office. She stated she bought her home eight (8) months prior and was told by Deltic the property would develop as office. She stated she was also told there would be a 150 foot buffer between the subdivision and any future development of this tract. She March 16, 2017 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-5936-O 13 stated this development was proposed as a three (3) story apartment complex with 130 units. She stated the back wall of her home was floor to ceiling windows. She stated with the new development the residents on the second and third floors would look directly into her home and her children’s bedrooms. She stated once again she was concerned for the safety of her children. She stated evergreens were proposed to be planted but it would be 15 years before the trees would reach a height to screen her home from view. Mr. Kirk Cerynwald addressed the Commission in opposition of the request. He stated his concerns were light and noise pollution. He stated quiet office s verses a single large building would generate different lighting. He stated he was also concerned with the noise. He stated not all the residents would be 80 years of age. He stated his concern was with emergency calls to the site due to health issues at late hours. He stated most heart attacks occurred in the early am hours. Mr. Elijah Bolin addressed the Commission in opposition of the request. He stated there was a great deal of emotion as a result of the project but he felt it best to rely on facts. He stated the homeowners did their due diligence and were told the site would develop as office. He stated the residents did not feel they received a straight forward answer from the property owner concerning future development of this site. He s tated the property was located in the 100 year floodplain. He stated Deltic owned the OS, Open Space, property to the east of their subdivision and had not been a good neighbor. He stated trees had fallen within the area and Deltic had made no attempt the remove the fallen trees. He stated the development was proposed with 35 people per acre which was not in keeping with the residential scale of the area. He questioned the traffic study stating Mr. Dates had paid for the study and questioned the validit y of the data. He stated he was opposed to this type development at this location. Mr. Spivey addressed the Commission stating Deltic took the concerns of the neighborhood and residents of Chenal Valley seriously. He stated the Ci ty was not a party to the agreement between the residents and Deltic Timber in 2008. He stated the 2010 rezoning of this site to POD did include an additional undisturbed buffer of 50 -feet and there was a commitment to planting of additional trees. He stated the development did not occur so the plantings were not installed. He stated there were strict rules governing developments with age restrictions. He stated it was correct someone could move into a unit and be the primary caregiver for someone and t he caregiver not be 55 plus. He stated this was not the norm in developments of this type. Mr. Daters stated the lighting and noise would be minimal. He stated the reason for the placement of the garages was to lessen any impact of car headlights ove r spilling into the adjacent subdivision. He stated the homes sat approximately 300 feet from the proposed building. He stated in addition to the undisturbed buffer additional plantings would be installed. March 16, 2017 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-5936-O 14 Mr. Peters stated the traffic modeling was pr epared based on accepted traffic modeling software. He stated it was a simple comparison of one land use verses another. Mr. Spivey stated there was no fraudulent representation from Deltic to the property owners. He stated the development was proposed as a less intense development than previously approved and Deltic felt the project was a good project and fit for the area. There was a general discussion by the Commission with several stating they felt the residents of the neighborhood bought homes thinking there would be an office development and now the current proposal was much different. It was stated they felt the residents made a decision to purchase a home in this neighborhood based on what they were told of how the property would develop. Other Commissioners noted the underlying zoning and the potential for development based on the O-2, Office and Institutional zoning was much more intense than the current proposal. It was noted with the underlying zoning a multi -story office building could be constructed which could generate traffic much more intense than this development would generate. The Commission noted there would not be limits placed on the hours. The discussion continued concerning the proposed development and the need for of fice in the area. The Commission stated the office market had changed and now there was more demand for office than in previous years. There was no further discussion. The chair entertained a motion for approval of the item as recommended by staff. The motion failed by a vote of 4 ayes, 5 noes and 2 absent. March 16, 2017 ITEM NO.: 12 FILE NO.: Z-6734-G NAME: 307 East 9th Street Revised Short-form PD-R LOCATION: 307 East 9th Street DEVELOPER: CJS Enterprises 11 Edenwood Lane North Little Rock, AR 72116 SURVEYOR: Donald Brooks 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.14 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 5 - Downtown CENSUS TRACT: 46 CURRENT ZONING: PD-R ALLOWED USES: Single-family PROPOSED ZONING: Revised PD-R PROPOSED USE: Air Bed and Breakfast and office space/training facility for Home Instead Senior Care VARIANCE/WAIVERS: None requested. BACKGROUND: Ordinance No. 21,228 adopted by the Little Rock Board of Directors on May 3, 2016, rezoned the site from R-4A to Planned Development Residential, PD-R, to allow the replatting of three (3) residential lots for single-family homes. Two (2) of the lots contained single-family homes. The applicant was seeking the replat to allow the creation of the third lot for construction of a new single-family home. March 16, 2017 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6734-G 2 Lot 1 was proposed with a lot area of 6,907 square feet and was proposed for a new home. Lot 2, the lot currently being considered for a revision to the PD -R zoning, was proposed with a lot area of 4,622 square feet and Lot 3 was proposed with a lot area of 10,088 square feet. On September 20, 2016, the Board of Directors adopted Ordinance No. 21,302, allowing Lot 3 to add General and Professional Office as an allowable use. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing a revision to the previously approved PD -R, Planned Development Residential, to allow the use of the home located on Lot 2 as single-family, general and professional office and an Air Bed and Breakfast (Airbnb). Home Instead Senior Care is requesting the reclassification for the property located at 307 East 9th Street for a training facility for the employees of the business whose offices are located at 909 Cumberland Street. The office hours are from 7:30 am to 5:30 pm, Monday through Friday. The applicant is proposing to use the rear yard as parking. The rest of the home will be used for hosting business travelers and associates while in Little Rock for overnight accommodations. The exterior color of the home will remain the same and the development will not include the placement of a sign on the property. B. EXISTING CONDITIONS: The home is located facing East 9th Street. The applicant’s office is located in a second structure facing Cumberland Street. This area contains a mixture of residential uses including single-family, duplex, multi-family and high rise multi-family. Across Cumberland Street is an office use. South of the off ice user is a multi-unit apartment building. North of the site is a high rise residential building operated by the Little Rock Housing Alliance. East and south of the site are single-family homes. Cumberland Street is a one-way street traveling south. East 9th Street is a four (4) lane street with turn lanes at the intersections. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the MacArthur Park Property Owners Association were notified of the public hearing. March 16, 2017 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6734-G 3 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Where is vehicle parking proposed to occur? 2. If parking is proposed in the rear, the existing public alley should be overlaid. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer available to this site. Entergy: Entergy does not object to this proposal. Service is already being provided to this structure. Contact Entergy in advance to discuss any changes to electrical service requirements, or adjustments to existing facilities (if any) as this proposal proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembl y Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: No comment Parks and Recreation: No comment received. County Planning: No comment. March 16, 2017 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6734-G 4 Rock Region Metro: Location is served by METRO on several routes. 9th St is an important service connector between downtown and the historic Quawpaw section of the city. We recommend sidewalk improvements as this property is located along and important transit corridor. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is a change in occupancy and is therefore subject to current building code requirements. Review and approval is required by Building Codes Division before occupancy takes place. For information on submittal requirements and the review process, contact a commercial plans examiner Curtis Richey at 501.371.4724; crichey@littlerock.gov Planning Division: This request is located in the Downtown Planning District. The Land Use Plan shows Residential Medium Density (RM). Residential Medium Density accommodates a broad range of housing types including single family attached, single family detached, duplex, townhomes, multi-family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The applicant has applied to revise a Planned Development Residential to allow the use of a training facility and an Airbnb for the property in the existing structure. The request is within the MacArthur Park Historic District. Master Street Plan: To the east of the property is East 9th Street and it is a Collector, the north of the property is Cumberland Street and it is a Local Street on the Master Street Plan. The primary function of a Collector Road is to provide a connection from Local Streets to Arterials. The primary function of Local Streets is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along East 9 th Street. Bike Lanes provide a portion of the pavement for the sole use of bicycles Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (February 22, 2017) The applicant was present. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff March 16, 2017 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6734-G 5 questioned the proposed use of the parking and the available parking. Staff questioned where persons in training would parking. Staff questioned if there would be persons renting the home as the Airbnb while the building was being used for training. Public Works comments were addressed. Staff stated if the alley was being used to access the parking then the alley was to be overlaid by the applicant. Staff stated the City did not repair alleys unless they were being used for garage collection. Rock Region Metro comments were addressed. Staff stated the location was served by a number of routes. Staff stated they recommended sidewalk improvements as the property was located along an important transit corridor. Staff noted the comments from the various other department s and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues in need of addressing via a revised site plan from comments raised at the February 22, 2017, Subdivision Committee meeting. The applicant is requesting a revision to the previously approved PD-R, Planned Development Residential, to allow the use of the home located at 307 East 9th Street as an Airbnb. The applicant is requesting to use the space for training of his employees of Home Instead Senor Care when the space is not rented for an Airbnb tra veler. The employees of his business would continue to park in the rear yard of 909 Cumberland and walk the short distance to this training space. In addition to the Airbnb and training the applicant is requesting to use the space as office space for general and professional office uses as allowable alternate use. The site plan indicates the placement of a single parking space in the rear yard of the home. The applicant has indicated additional gravel can be placed in the rear yard to provide an additional parking space. The office hours are from 7:30 am to 5:30 pm, Monday through Friday. The applicant is not proposing any signage with the new use of the building. Staff recommends should signage be placed at the site the signage comply with the Design Requirements of the MacArthur Park Historic District. The exterior color of the home will remain the same. Any modifications to the exterior of the March 16, 2017 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6734-G 6 structure will require approval by the MacArthur Park Historic District Commission. Staff is supportive of the applicant’s request. Staff does not feel the rezoning to allow the use of the structure as an Airbnb and for training of the property owners adjacent businesses employees will significantly impact the site or the area. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (MARCH 16, 2017) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. March 16, 2017 ITEM NO.: 13 FILE NO.: Z-6973-H NAME: Lots 2 and 3 the Village at Colonel Glenn Revised Long-form PCD LOCATION: Located on the Northwest corner of David O Dodd and Lawson Cut -off DEVELOPER: Riverside Prperties LLC P.O. Box 3157 Little Rock, AR 72202 SURVEYOR: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 7.45 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 7 PLANNING DISTRICT: 12 – 65th Street West CENSUS TRACT: 24.05 CURRENT ZONING: PCD ALLOWED USES: Automobile sales PROPOSED ZONING: Revised PCD PROPOSED USE: Add automobile service as an allowable use VARIANCE/WAIVERS: None requested. BACKGROUND: Various zoning actions rezoned this property from R -2, Single-family to C-3, General Commercial District and O-3, General Office District. Ordinance No. 18,446 adopted by the Little Rock Board of Directors on March 20, 2001, rezoned a 7.7 acre tract to C -3, General Commercial District (2.96 acres) and O-3, General Office District (4.87 acres). Ordinance No. 19,046 adopted January 20, 2004, rezoned one (1) acre from R -2, Single-family to C-3, General Commercial District and 1.74 acres to O-3, General Office District. Ordinance No. 19,253 adopted December 21, 2004, rezoned 1.087 acres from R-2, Single-family to C-3, General Commercial District. On January 20, 2005, the Planning Commission approved a Conditional Use Permit for convenience store with carwash on the corner of David O Dodd and Colonel Glenn Roads. March 16, 2017 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-6973-H 2 Ordinance No. 20,722 adopted by the Little Rock Board of Directors on May 21, 2013, allowed the rezoning of 8.04-acres which was zoned C-3 and PCD to PCD. The applicant proposed to relocate the Acura and Subaru automobile dealerships to the Colonel Glenn/I-430 area. The two dealerships were proposed on separate lots. The Subaru dealership was to be located on Lot 2, containing a building area of approximately 26,100 square feet, a lot size of 4.20 acres, and 300 parking spaces. The Acura dealership was to be located on Lot 3, with a building area of approximately 23,050 square feet, a lot size of 3.24 acres, and 212 parking space s. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to amend the previously approved PCD, Planned Commercial Development, to allow the construction of an additional building containing ten (10) service bays for the Subaru Dealership. The existing carwash facility is to remain; however the dumpster and awning structure will be relocated to the newly acquired property to the south. B. EXISTING CONDITIONS: The area proposed for the revision to the PCD is currently paved for parking and vehicle storage and also contains the dumpsters serving the site. There are single-family homes abutting Lawson Road in this area and there is a grocery store located at the intersection of Lawson Road and Colonel Glenn Road, which is not a part of the proposed rezoning request. Along a portion of the eastern boundary there is a convenience store and restaurant. Across David O Dodd Road is a vacant tract zoned C-3, General Commercial District. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the John Barrow Neighborhood Association and the Crystal Valley Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. David O Dodd Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Lawson Road Cutoff is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. March 16, 2017 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-6973-H 3 3. Due to the proposed use of the property, the Master Street Plan specifies that Lawson Road for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 4. A 20 foot radial dedication of right-of-way is required at the intersection of Lawson Road Cutoff and Lawson Road. 5. Due to an arterial/arterial intersection, a 75 f oot or more radial dedication of right-of-way is required at the intersection of David O Dodd Road and Lawson Road Cutoff. 6. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Lawson Road including 5-foot sidewalks with the planned development. The new back of curb should be located 18 feet from centerline. 7. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to David O Dodd Road including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from centerline. In addition due to the arterial/arterial intersection, a right turn should also be constructed on David O Dodd Road with 200 f eet of stack and 100 foot of taper. The right turn lane will move the new back of curb to 40.5 feet. 8. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Lawson Road Cutoff including 5-foot sidewalks with the planned development. The new back of curb should be placed 29.5 feet from centerline. 9. Provide access ramps at intersections. 10. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is advanced grading of future phases requested when construction is imminent on Phase 1? If advanced grading is proposed for future pha ses, berms or temporary undisturbed buffers should be maintained as required by the Land Alteration Regulations 11. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner association. 12. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmen tal Quality prior to the start of construction. March 16, 2017 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-6973-H 4 13. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Greg Simmons, 501.379.1813 or gsimmons@littlerock.gov for more information. 14. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The Lawson Road driveway is not located at least 125 feet from the side property line. The width of driveway must not exceed 36 feet. A variance must be requested. 15. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 16. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 17. Vehicle backing is proposed within the 30 foot common access easement. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer main extension required, with easements, if new sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. Service is already being provided at this location. However, the proposed service building appears to be very close to a power pole with overhead electrical wires, and the underground power line for the existing service is very close to the proposed location of this new building. All electrical and OSHA code clearance requirements must be maintained during and after this structure is built. Contact Entergy in advance to discuss future service requirements, new facilities locations and adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional March 16, 2017 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-6973-H 5 review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. 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 t he developer. 4. Contact Central Arkansas Water regarding the size and location of the water meter. 5. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materia ls and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and a nnually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required . Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire appar atus March 16, 2017 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-6973-H 6 access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501 -918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is not currently served by METRO but is in our long range plans. We have no objections to the proposed addition of a service building to this development. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.gov or Mark Alderfer at 501.371.4875; malderfer@littlerock.gov. Planning Division: This request is located in the 65th Street West Planning District. The Land Use Plan shows Mixed Office and Commercial (MOC). Mixed Office and Commercial Office and Commercial category provides for a mixture of commercial and Industrial uses to occur. Acceptable uses are commercial or mixed commercial and industrial. A Planned Zoning District is required if the use is mixed commercial and industrial. The applicant has applied to review a Planned Commercial District to allow to add a service center. Master Street Plan: Lawson Cut-off Road and David O Dodd Road are both shown as Minor Arterial Streets on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on David O Dodd and Lawson Cut-off Road since it is a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. March 16, 2017 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-6973-H 7 Bicycle Plan: A Class II Bike Lane is shown along David O Dodd and Lawson Cut-off Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) the full width requirement but in no case less than nine (9) feet. The maximum dimension required shall be fifty (50) feet. 3. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 4. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. Confirm the area south of the proposed building is not paved. 5. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). For developments with more than one hundred fifty (150) parking spaces the minimum size of an interior landscape area shall be three hundred (300) square feet. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 6. Building landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building. These shall be provided at the rate equivalent to planter strip three (3) feet wi de along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building 7. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The minimum dimension shall be nine (9) feet. As a component of all land use buffer requirements, opaque screening, whether March 16, 2017 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-6973-H 8 a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. The plantings, existing and purposed, shall be provided within the Landscape Ordinance of the City, Section 15-81. The adjacent northern property fronting Lawson Road is zoned R-2, Single-family screening will be required. 8. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 9. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 10. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (February 22, 2017) Mr. Brian Dale of White-Daters and Associates was present representing the request. Staff presented an overview of the item stating there were additio nal items necessary to complete the review process. Staff questioned how the service area would work and noted the dumpster was located off -site from this overall development. Public Works comments were addressed. Staff stated right of way dedication to the abutting streets was required with the issuance of a building permit. Staff stated a grading permit was required at the time of development. Staff stated streetlights were required to be installed prior to the issuance of a certificate of occupancy. Staff requested Mr. Dale provide the truck route for the vehicle deliveries on the site. Staff questioned who would/could use the service center. Mr. Dale stated the service center would be used by Subaru customers only. Landscaping comments were addressed. Staff questioned if any landscaping would be removed with the new construction. Mr. Dale stated no landscaping would be removed with the new construction. Rock Region Metro comments were addressed. Staff stated the site was not currently served by Metro but was a part of the long range plan. Staff stated there was no objection to construction of the service building for this development. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. March 16, 2017 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-6973-H 9 H. ANALYSIS: There were few items raised at the February 22, 2017, Subdivision Committee meeting in need of addressing via a revised site plan. The applicant has provided the proposed truck route for delivery and unloading of automobiles. The applicant has also provided clarification on the proposed building placement and access to the building. The applicant notes the dumpster location is off site from the existing automobile dealerships but is under the same ownership. At the time the adjacent lot is developed an easement will be secured to a llow the use of the dumpster by this property owner. The proposal is to amend the previously approved PCD, Planned Commercial Development, to allow the construction of a ten (10) bay service center for the Subaru Dealership. The use of the service facility is limited to Subaru owners. The service technicians will take the automobiles from the drop -off location near the showroom and will move the vehicles to the service area. Cars will pull into the service area and upon completion of the service the cars will then be backed from the service bay and returned to the drop-off location near the showroom area. Staff is supportive of the applicant’s request. The applicant is seeking approval of a revision to the previously approved PCD, Planned Commercial Development, to allow the development of an automobile service center for the Subaru dealership only. There are no other changes proposed for the site. The existing carwash facility will remain. All areas currently landscaped will also remain intact. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the request to add the automobile service center is appropriate for this development. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (MARCH 16, 2017) The applicant was present. There were no registered objec tors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. March 16, 2017 ITEM NO.: 14 FILE NO.: Z-7603-I NAME: 14910 Cantrell Road Revised Long-form PCD LOCATION: 14910 Cantrell Road DEVELOPER: PDC Companies 1501 N. University Avenue Little Rock, AR 72207 ENGINEER: The Holloway Firm, Inc. Mr. Bob Holloway 200 Casey Drive Maumelle, AR 72113 AREA: 7.93 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 1 – River Mountain CENSUS TRACT: 42.05 CURRENT ZONING: PCD ALLOWED USES: O-3, General Office District and C-1, Neighborhood Commercial District and All about Tire and Brakes as an allowable use PROPOSED ZONING: Revised PCD PROPOSED USE: O-3, General Office District and C-1, Neighborhood Commercial District VARIANCE/WAIVERS: None requested. BACKGROUND: A request to rezone a portion of this site from R-2, Single-family to POD was filed and withdrawn from consideration prior to the June 3, 2004, Plannin g Commission Public Hearing. The applicant proposed a development to include office and commercial activities on 3.6 acres located along the western portion of this site. (Z-7603) March 16, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-7603-I 2 Ordinance No. 19,314 adopted by the Little Rock Board of Directors on A pril 19, 2005, established PDC Company Short-form POD. The request included the development of a 3.6 acre parcel as a Planned Office Development with a restaurant facility on one of the proposed lots and an office building on the second lot. Lot 1 would develop with a restaurant without drive-through service containing 4,500 square feet and Lot 2 would develop with 29,200 square foot of office space. The overall percent for each use on the site was eighty-seven percent office and thirteen percent commercial. The approval established the hours of operation from 6 am to midnight seven days per week. The development has not been constructed. (Z-7603-A) On June 22, 2006, the Little Rock Planning Commission denied a request to allow 14910 Cantrell Road (adjacent to the east) and the PDC Company Short-form POD to be rezoned from R-2, Single-family and POD to PCD to allow a four-lot subdivision with a combination of sit-down and drive-through restaurants. The lots varied in size from 1.3 acres to 2.5 acres. Restaurant sizes range from 4,100 square feet to 7,200 square feet. A cul-de-sac would be constructed as a public street from Highway 10 through the middle of the lots to provide public street frontage for each lot. The developer requested the flexibility to shift lot area and restaurant size within the development to accommodate a variety of tenants. A 40-foot access and utility easement was proposed from the cul-de-sac to a property located to the east of the site. The site was approved as a PCD to allow the construction of a strip retail center with no parking or access located along the rear of the building. According to the applicant access to the site to the east would allow circulation between developments and limit the need for vehicles to access Cantrell Road from the development site. Placement of the access easement would allow vehicles from as far west as Regions Bank to access the existing traffic signal for protected left turns. The item was not appealed to the Board of Directors. (Z-7603-B) On January 18, 2007, the Planning Commission approved a rezoning of 14910 Cantrell Road from R-2, Single-family to PCD which allowed the development of 4.2 acres as a two lot development. The site plan indicated two buildings would be constructed on the site. A building containing 7,200 square feet and 107 parking spaces was proposed on the lot fronting Cantrell Road and a second building containing 6,300 square feet and 110 parking spaces was proposed for the rear lot. A maximum of 13,000 squar e feet of restaurant space was approved. A selected list of commercial uses was approved for the site other than a restaurant. The hours of operation for a restaurant facility were limited to 10:00 am to midnight seven days per week. The lots were propo sed each containing in excess of two acres. Access to the development was proposed through a 24-foot drive located along the western perimeter of the site and was to be shared with the property approved for PDC Short-form POD located to the west proposed for future development with office and commercial uses. On February 6, 2007, the Little Rock Board of Directors approved Ordinance No. 19,694 allowing the rezoning. March 16, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-7603-I 3 The following uses were approved as allowable uses for the development: Bank or savings and loan, Book and stationary store, Camera shop, Clinic (medical, dental or optical), Clothing store, Eating place without drive -in service, Florist shop, Furniture store, Hardware or sporting goods store, Health studio or spa, Jewelry store, Laundry, domestic cleaning, Office (general and professional), Optical shop, Photography studio, Retail uses not listed (enclosed). A definition of a “sit down restaurant” was also approved. A “sit down restaurant” is a type of restaurant, which provides tables where one sits down to eat a meal, typically served by wait staff. Historically called simply restaurants, following the rise of fast food restaurants, a retronym for the older “standard” restaurant was created. Most commonly, “sit down restaurant” refers to a casual dining restaurant with table service rather than a fast food service where one orders food at a counter. Sit down restaurants are often further categorized as “family style” or “formal”. (Z -7603-C) Ordinance No. 19,946 adopted by the Little Rock Board of Directors on April 1, 2008, rezoned both 14910 and the PDC development from POD and PCD to PCD. The approval allowed a 3,400 square foot drive -through restaurant on Lot 1, a 29,180 square foot office building on Lot 2, a 6,560 square foot restaurant on Lot 3 and a 6,000 square foot restaurant, a 10,500 square foot retail center and a 2,000 square foot bank on Lot 4. (Z-7603-D) The hours of operation for the development were approved from 6:00 am to midnight seven days per week for Lots 1, 2 and 4 and from 10:00 am to midnight seven days per week for Lot 3. The hours of dumpster service and the service hours of supplies were limited to daylight hours. The approved uses were limited to the following: Bank or savings and loan, Book and stationary store, Camera shop, Clinic (medical, dental or optical), Clothing store, Eating place without drive-in service, Florist shop, Furniture store, Hardware or sporting goods store, Health studio or spa, Jewelry store, Laundry, domestic cleaning, Office (general and professional), Optical shop, Photography studio, Retail uses not listed (enclosed). The development was required to construct an earthen berm along the Cantrell Road frontage within the 40-foot landscape strip constructed to a minimum height of 42-inches measured from the average grade of the site. Within the 40 -foot landscape strip an earthen sculpture and stone water feature would be constructed along with the landscaping as typically required to comply with the Highway 10 DOD. On September 18, 2008, the Little Rock Planning Commission denied a request to allow the placement of an individual tenant sign on Lot 1 to serve the Burger King. The denial was appealed to the Board of Directors and scheduled to be heard on January 5, 2009, but was withdrawn by the applicant prior to the public hearing. (Z -7603-E) March 16, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-7603-I 4 On March 10, 2011, the Little Rock Planning Commission recommended for approval a revision to the PCD for a modification to the site plan along the eastern portion of the site (Lots 3 and 4). The applicant proposed to create an additional lot along the eastern perimeter to allow the construction of an automotive service facility within this area in addition to the sit down restaurant and stand-alone retail building. The revised site plan allowed for a reduction of parking in an effort to create additional landscaped areas. Lots 1 and 2 would remain unchanged from the originally approved site plan. Lots 3 and 4 would be subdivided into Lots 3, 4 and 5. A 6,560 square foot res taurant building would locate on Lot 3. Lot 4 was proposed with a 7,200 square foot automotive service facility and Lot 5 was proposed to develop with a 5,000 square foot restaurant building. The Little Rock Board of Directors denied this request at their April 19, 2011, public hearing. (Z-7603-F) Ordinance No. 20,664 adopted by the Board of Directors on December 4, 2012, allowed a revision to the previously approved PCD. The approval amended the previous approval for Lots 3 and 4 of the proposed development. Lot 3 was originally approved for a 6,500 square foot restaurant and Lot 4 was approved for a 10,500 square foot retail center, a 6,560 square foot restaurant and a 2,000 square foot bank. The 2012 approval allowed Lot 3 to develop with a 12,000 square foot retail building with an auto care facility. Lot 3 was proposed with four (4) lease spaces each containing 1,200 square feet and 7,200 square feet was proposed for All about Tire and Brakes. Lot 4 was proposed with 16,500 square feet of retail lease space and a 5,600 square foot restaurant. Lots 1 and 2 remained the same as with the original site plan approval; a 3,400 square foot restaurant with drive-through service on Lot 1 and a 29,180 square foot office building located on Lot 2. The office uses proposed were those as allowed in the O -3, General Office Zoning District. The applicant requested the allowance of the accessory uses as allowed in the O-3, General Office Zoning District within the office building proposed on Lot 2. The square footage of the accessory use would not exceed ten (10) percent of the total floor area of the office building. The approval also revised the allowable uses for the proposed development of Lots 3 and 4. The applicant approval allowed the uses as allowed in the C-1, Neighborhood Commercial Zoning District as allowable uses for the lots. The hours of operation for the four (4) lots were proposed from 6:00 am to midnight seven (7) days per week as was originally approved for Lots 1, 2 and 4. The approval removed the limited hours of operation for Lot 3 due to the request no longer included a stand -alone restaurant for the lot. All other previous commitments continued to apply to the overall development. Ordinance No. 21, 244 adopted by the Little Rock Board of Directors on May 17, 2016, allowed a revision for Lot 3 to amend the previously approved building materials on the rear side of the building. The approval allowed the placement of metal on the rear March 16, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-7603-I 5 façade of the building located on Lot 3. The approval also allowed the placement of signage identifying the development which was placed on the water feature within the common area at the entrance to the development. The applicant placed lettering “Cantrell Falls” on the wall of the water feature to identity of the development and was to be the only lettering placed on the water feature A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to amend the previously approved PCD, Planned Commercial Development, for Lot 2 of the Cantrell Falls development. The initial approval allowed for Lot 2 to be developed with 29,180 square foot office building with ten (10) percent allowed for commercial retail. The applicant is now proposing a reduction in the building square footage to 19,754 square feet to be occupied by C-1, Neighborhood Commercial District uses. The building is proposed as a single story building. The plan indicates the placement of a restaurant with an area for outdoor dining along the eastern side of the lot. B. EXISTING CONDITIONS: The site has developed with three (3) buildings. One a strip center with All About Tire and Brakes and additional space for retail users. The second is Kauffman by Design, a home center and the third, Burger King. This site is located near the Taylor Loop/Cantrell Road commercial node. To the east of the site is Wal-Greens, a strip retail center and Buffalo Wild Wings. The area to the north is undeveloped; currently zoned R-2, Single-family. To the west of the site is a branch bank adjacent to Cantrell Road, with a dentist office and a medical office located in the rear of the bank property on separate lots. South of the site are vacant properties zoned R-2, Single-family, the Easter Seals Training and Wellness Center, Branch Banks and a Montessori school. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Tulley Cove Neighborhood Association, the Westchester Neighborhood Association and the Pinnacle Valley Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The sidewalk should continue along the west side of the access easement to the proposed building on Lot 2. March 16, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-7603-I 6 2. 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. 3. A structure is proposed to be constructed within the access easement. 4. Parallel parking striping is provided within the shared access easement adjacent to the Tire and Brake store. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer main extension required, with easements, if new sewer service is required for this project. EAD, Environmental Assessment Division, approval required. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. An underground three phase power line exists to the east side of this property serving existing customers in the development and a single phase overhead line exists on the west side of the property. There do not appear to be any conflicts with existing Entergy facilities. Contact Entergy in advance to discuss future service requirements, new facilities locations and adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: Centerpoint Energy currently owns and operates buried natural gas facilities located within an existing 60 foot wide Drainage & Utility Easement documented as Instrument # 2008052186 and Instrument # 2014052425. According to the proposals for Lot 2 of the Cantrell Falls Addition, it looks as if there is a “Proposed Restaurant Space” that would encroach upon the 60 foot Drainage & Utility Easement. It is unclear whether this “Proposed Restaurant Space” is a permeant structure. Centerpoint Energy opposes any encroachment of a permeant structure upon the 60 foot Drainage & Utility Easement. However, Centerpoint Energy would accept the proposed encroachment provided any permeant structure maintains a 10 foot lateral/horizontal distance from our existing buried natural gas facilities. Contact Centerpoint Entergy, Andrew Townsend at 501.377.4679 or Andrew.Townsend@centerpointentergy.com with any questions. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. March 16, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-7603-I 7 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer . 6. Contact Central Arkansas Water regarding the size and location of the water meter. 7. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 8. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic wate r service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would li ke to discuss backflow prevention requirements for this project. 9. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. Fire Department: Full plan review. Maintain Access. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section March 16, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-7603-I 8 D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501 -918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. March 16, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-7603-I 9 Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is currently served by METRO on route 25. We have no objections to this revision of the development as presented. We request developer provide full sidewalk connectivity from the each building entrance to the transit route along Cantrell Rd. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.gov or Mark Alderfer at 501.371.4875; malderfer@littlerock.gov. Planning Division: This request is located in River Mountain Planning District. The Land Use Plan shows Mixed Use (MX) for this property. Mixed Use category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. The request is to revise the Planned Commercial District to remove the previously approved office building and allow the construction of a commercial strip center. The request is within the Highway 10 Overlay District. Master Street Plan: To the south of the property is Cantrell Road. Cantrell Road is a Principal Arterial Road on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class I Bike Path shown along Cantrell Road. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or/and easement is recommended. Nine -foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements and the Highway 10 Overlay District. March 16, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-7603-I 10 2. A land use buffer six (6) percent of the average width / depth of the lot wi ll be required when an adjacent property has a dissimilar use of a more restrictive nature. The property to the north is zoned R -2. The land use buffer shown at approximately fourteen (14) feet in depth is deficient. The average depth of the lot is approximately three hundred and eighty (380) feet. A twenty-three (23) foot buffer is required. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the Landscape Ordinance of the City, Section 15-81. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 4. Building landscape areas shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 5. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed t hroughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 6. A landscape irrigation system shall be required as per Highway 10 site design and development standards. 7. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Land scape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. March 16, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-7603-I 11 G. SUBDIVISION COMMITTEE COMMENT: (February 22, 2017) Mr. Mark Redder of Holloway Engineering was present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff questioned the proposed drive-through on the rear of the building and the proposed use. Staff also stated the drive through was located adjacent to residentially zoned property and stated they were concerned with the potential impact on the future development of a proposed single-family subdivision. Staff questioned the proposed signage plan, the days and hours of operation and the proposed building materials for the new construction. Public Works comments were addressed. Staff stated the sidewalk should continue along the west side of the access easement to the proposed building on Lot 2. Staff stated a structure was proposed within the access easement. Staff stated parallel parking striping was provided within the shared access easement adjacent to the Tire and Brake store. Landscaping comments were addressed. Staff stated a minimum of eight percent (8%) of the vehicular use area was to be landscaped. Staff stated a small amount of building landscaping was required at the time of development. Staff stated a land use buffer was required along the sites northern perimeter a minimum of 23-feet in depth. Staff stated the buffer indicated at 14-feet was not sufficient to meet the typical ordinance requirements. Mr. Redder stated the previous development was approved with a reduced landscape strip and the developer was continuing to request the buffers as previously approved. Rock Region Metro comments were addressed. Staff stated the site was located on Metro Route #25, the Pinnacle Valley Route. Staff stated there was no objection to the development as proposed. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the technical issues associated with the request which were raised at the February 22, 2017, Subdivision Committee meeting. The applicant has removed from the request the allowance of an order board for the space located on the western end cap of the building. The applicant notes the use would potentially be a laundry pick up station or if a food service the items would be picked up at the March 16, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-7603-I 12 window on a call ahead system. Th e applicant has provided the proposed signage plan, the days and hours of operation and the proposed building materials for the new construction The request is to amend the previously approved PCD, Planned Commercial Development, for Lot 2 of the Cantrell Falls development. The initial approval allowed for Lot 2 to be developed with 29,180 square foot office building with ten (10) percent allowed for commercial retail. The current request is a reduction in the building square footage to 19,755 square fe et and the proposed uses are C-1, Neighborhood Commercial District uses and a health studio or spa. The building is proposed as a single story building. The maximum building height proposed is 22-feet 6-inches to approximately 19-feet in the rear of the building. The front parapet at the low height is proposed at 26 -feet 2-inches with a taller parapet height of 34-feet 2-inches. There are architectural towers proposed on the building which will not exceed 40 -feet in height. The applicant notes all materials will be of high quality materials on the front and sides. The rear of the building will be metal. All roof top mechanical equipment will be screened from view of the adjacent property either by a parapet wall or other screening device placed around the roof top equipment. The revised cover letter states the days and hours of operation are from 6 am to midnight seven (7) days per week. The dumpster service will be limited to daylight hours or 7 am to 6 pm Monday through Friday. The dumpster will be screened per typical ordinance requirements (at least 2-feet above the trash containment area on all sides). All site lighting will be low level, directional and directed downward and into the site. The plan indicates the placement of a restaurant with an area for outdoor dining along the eastern side of the lot. The restaurant space is limited to a maximum of 4500 square feet. The area of outdoor dining is limited to a maximum of 45 seats. The remainder of the floor area will be mark eted to uses as allowed in the C-1, Neighborhood Commercial Zoning District and/or a health studio and spa. The site plan indicates 82 parking spaces located on Lot 2. The use mix proposed allowing 4,500 square feet for the restaurant with 45 seats of outdoor dining and the remainder of the center marketed as retail and office uses would typically require the placement of 87 parking spaces (1 space per 225 gross square feet of floor area). The development has been platted with cross access and cross parking agreements which would allow any deficiencies in parking to be accommodated on an adjacent lot. March 16, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-7603-I 13 The development is proposed with building signage along the front façade of the building limited to ten (10) percent of the façade area of the tenant lease space. A single ground sign is proposed on Lot 2 as was previously approved. The maximum height proposed is six (6) feet and the maximum sign area proposed is 64 square feet. The applicant has indicated the northern land use buffer to comply with the previous approval. The applicant has indicated grading will occur to the property line and 70-percent of the land use buffer as typically required will not be preserved. The applicant is proposing to place the end cap of the building within a ded icated easement. The applicant is seeking approval from the various utility companies and public works for approval of the abandonment of the easement. As a separate item the applicant must seek approval of the easement abandonment from the Board of Directors. Staff is supportive of the applicant’s request. Cantrell Falls has developed in a different fashion than originally intended or approved. The site has become more of a retail space but with lesser intense retail uses than originally proposed . The original approval indicated several spaces and lots for restaurant development. The plan also included a bank with drive-through services. Staff feels based on the current use mix the current request is appropriate and will not have a significant impact on this development or on adjacent property. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends as a separate action the applicant request abandonment of the access and utility easement located within the area proposed for the future building construction. PLANNING COMMISSION ACTION: (MARCH 16, 2017) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation as a separate action the applicant was to request abandonment of the access and utility easement located within March 16, 2017 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-7603-I 14 the area proposed for the future building construction. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. March 16, 2017 ITEM NO.: 15 FILE NO.: Z-8998-A NAME: MEMS Revised Short-form PDO LOCATION: 1121 West 7th Street DEVELOPER: MEMS Metropolitan Emergency Medical Service 1022 West 8th Street Little Rock, AR 72201 ENGINEER: Cromwell Architects Engineers 101 South Spring Street Little Rock, AR 72201 AREA: 3.13 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 5 – Downtown CENSUS TRACT: 44 CURRENT ZONING: POD ALLOWED USES: Ambulance service, headquarters post PROPOSED ZONING: Revised POD PROPOSED USE: Allow the placement of a ground sign on West 7th Street VARIANCE/WAIVERS: None requested. BACKGROUND: Ordinance No. 20,985 adopted by the Little Rock Board of Directors on January 20, 2015, rezoned the site from UU, Urban Use District to PD -O, Planned Development Office, to allow the development of the MEMS Campus. The plan included the placement of the currently constructed buildings as well as plans for future development of the site. The approval allowed for wall signage as allowed within the UU, Urban Use Zoning District. The plan did not include the placement of ground signage. March 16, 2017 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-8998-A 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to amend the previously approved PD -O, Planned Development Office, to allow the placement of a ground sign along West 7th Street. The campus has been dedicated to “David J. Jones” Little Rock Ambulance Authority Board Member Emeritus for his role in the founding of MEMS as well as years of devoted service to the organization. The sign is indicated three (3) feet in height and five (5) feet long. The lettering on the sign: David J. Jones Campus MEMS Headquarters 1121 W. 7th Street The UU, Urban Use Zoning District states off-premise signs are not allowed. Ground mounted signs are discouraged and may only be permitted as a variance. Permitted signs are to comply with the Office and Institutional Zoning District, maximum of six (6) feet in height and 64 square feet in area. B. EXISTING CONDITIONS: The MEMS site is located along I-630 at the Chester Street entrance ramp. The new buildings have been constructed including the new office and headquarter building. There are a number of uses in the area including State and Federal offices, a City of Little Rock Fire Station, restaurants, retail uses and residential uses. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Downtown Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. SUBDIVISION COMMITTEE COMMENT: (February 22, 2017) Mr. Kent Taylor of Cromwell Architects and Engineers was present representing the request. Staff presented an overview of the item stating there were no March 16, 2017 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-8998-A 3 outstanding technical issues in need of addressing related to the proposed request. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. F. ANALYSIS: There were no outstanding technical issues associated with the request in need of addressing via a revised site plan raised at the February 22, 2017, Subdivision Committee meeting. The applicant is proposing to amend the previously approved PD-O, Planned Development Office, to allow the placement of a ground sign along West 7th Street. The ground mounted sign follows all requirements laid out in the Little Rock Cord Ordinance, Section 36 -553. One (1) freestanding sign per premises, not to exceed two (2) square feet in sign area for each linear foot of main street frontage up to a maximum of sixty -four (64) square feet. Such sign may not exceed a height of six (6) feet. Staff is supportive of the applicant’s request. The applicant is seeking approval to allow the placement of a ground sign along West 7 th Street to identify the newly redeveloped MEMS complex. Although ground signs are not prevalent within the UU, Urban Use Zoning District there are locations which do have ground signs. The applicant has proposed signage which is smaller than signage typically allowed in office zones. The sign is proposed three (3) feet by five (5) feet with a maximum sign area of 15 square feet. G. STAFF RECOMMENDATION: Staff recommends approval of the request to allow the placement of a ground sign along West 7th Street as proposed by the applicant. PLANNING COMMISSION ACTION: (MARCH 16, 2017) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request to allow the placement of a ground sign along West 7 th Street as proposed by the applicant. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. March 16, 2017 ITEM NO.: 16 FILE NO.: Z-9126-A NAME: Donaghey Building Revised Short-form PCD LOCATION: 103 East 7th Street DEVELOPER: Jeannie Hilfiker (Owners Representative) of LRMU, LP 623 Herdon Parkway Suite 360 Herndon, VA 20170 SURVEYOR: Global Surveying Consultant, Inc. 6511 Heilman Court North Little Rock, AR 72118 AREA: 0.404 acres NUMBER OF LOTS:1 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 5 – Downtown CENSUS TRACT: 44 CURRENT ZONING: PCD ALLOWED USES: UU, Urban Use District uses including the allowance of multi-family residential at a density greater than 72 units per acre PROPOSED ZONING: Revised PCD PROPOSED USE: Allow a change in the occupancy from 100% Market Rate VARIANCE/WAIVERS: None requested. BACKGROUND: Ordinance No. 21,240 adopted by the Little Rock B oard of Directors on May 17, 2016, rezoned the site from UU, Urban Use District to PCD, Planned Commercial Development, to allow the conversion of this 14-story structure at Seventh and Main Streets into a mixed use development. The applicant proposed the use of the basement with 154 on-site storage lockers, 77 bike storage racks, bike work bench and dog wash. The first floor was proposed with a fitness center, laundry facilities, community room, 15 seat movie-theater, meeting rooms and an outdoor patio with lawn. The ground floor was to include an area that was proposed for retail and/or March 16, 2017 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9126-A 2 office lease space. The remaining floors would be converted into 154 units of market rate apartments. The applicant indicated an existing skywalk located over Main Street would be opened to allow residents to access parking spaces in a nearby parking deck. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to amend the previously approved PCD, Planned Commercial Development, to update the approval. The changes include the proposed plan to open the skywalk to allow covered access to the nearby parking deck and the change in the occupancy. The skywalk will not be opened and remain closed. Residents will access the parking garage at street level. With the closure of the sky bridge the developer is able to add one (1) additional living unit to the project for a total of 155 units. The applicant also indicates the current economic conditions have dictated the developer seek approval fro m ADFA to add a mixture of affordable housing units into the planned development. All other conditions and approvals will remain unchanged. B. EXISTING CONDITIONS: This area of Main Street is primarily owned and used by the State. There are a number of buildings currently under redevelopment in this area to include lease space for residential and non-residential uses. The City’s project for improving Main Street have been completed but stops at 6 th and Main Streets. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Downtown Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. SUBDIVISION COMMITTEE COMMENT: (February 22, 2017) The applicant was not present. Staff presented the item stating there were no outstanding technical issues in need of addressing related to the site plan. Staff stated the request was to amend the previously approved PCD, Planned Commercial Development, was to allow a mixed income development as opposed to a 100% market rate development. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. March 16, 2017 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9126-A 3 F. ANALYSIS: There were no outstanding technical issues associated with the request in need of addressing via a revised site plan raised at the February 22, 2017, Subdivision Committee meeting. The applicant is proposing to amend the previously approved PCD, Planned Commercial Development, to update the approval. The previous approval proposed to open the skywalk to allow covered access to a nearby parking deck. Based on agreements with an adjacent tenant the skywalk will not be opened and will remain closed. Residents of the apartments will access the parking garage at street level. With the closure of the sky bridge the developer can add one (1) additional living unit to the project for a total of 155 units. The original approval indicated all the units would be market rate apartments. The applicant now requests to add a mixture of affordable housing units to the planned development. The applicant states the current economic conditions have dictated they seek approval from ADFA for a portion of the units to be offered for low income residence. All other conditions and approvals will remain unchanged. Staff is supportive of the applicant’s request. The applicant is seeking approval to allow a mixed income development. All other aspects of the development remain as with the original approval including the tenant amenities within the ground floor and basement. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. G. STAFF RECOMMENDATION: Staff recommends approval of the request to amend the previously approved PCD, to allow a change in the tenant mix of the building. PLANNING COMMISSION ACTION: (MARCH 16, 2017) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request to amend the previously approved PCD, to allow a change in the tenant mix of the building. There was no further discussion. The item was placed on the consent agenda and ap proved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. March 16, 2017 ITEM NO.: 17 FILE NO.: Z-9198 NAME: Breed Short-form PCD LOCATION: 5108 Baseline Road DEVELOPER: Kimberly Breed 12 Breed Hill Court Little Rock, AR 72211 SURVEYOR: ASC 1906 Salem Road Benton, AR 72019 AREA: 1.88 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 2 PLANNING DISTRICT: 14 – Geyer Springs West CENSUS TRACT: 41.07 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PCD PROPOSED USE: Salon and wholesale outlet for beauty products VARIANCE/WAIVERS: A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The property located at 5108 Baseline Road was previously the location of the Arkansas Beauty School. Over time, the building, systems and parking areas have fallen into disrepair. The plan includes the upgrade of the exterior of the building, improve parking areas and completely renovate the interior and all systems for this location. Once complete the building will be marketed as a large salon and will provide wholesale beauty products for the multicultural community. March 16, 2017 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9198 2 The building is a 60-foot by 101.7-foot structure containing 6,102 square feet of floor area. There are 11 parking spaces located along Baseline Road. The building setback along Baseline Road is 50.27 -feet which allows the maneuvering area to be located outside the public right of way. There are 27 parking spaces located in the rear of the building. The site plan indicates the placement of a future building within the rear portion of the lot. The building is proposed containing 8,000 to 10,000 square feet and would be used solely as wholesale of beauty products. B. EXISTING CONDITIONS: The site is a vacant commercial building with paved parking in the front of the building as well as behind the building. The remainder of the site is grass covered with a scattering of trees. To the east of this site, along Baseline Road, is a single-family home and an auto repair business. South along Baseline Road is a church and general retail. To the west of the site is a single -family home located on the corner of Dreher Lane with an automobile repair business located behind the home. Along Dreher Lane are single-family and multi-family homes. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Windamere Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Baseline Road is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to 45 feet from centerline will be required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer available to this site. Entergy: Entergy does not object to this proposal. Service is already being provided to this structure. Contact Entergy in advance to discuss any changes to electrical service requirements, or adjustments to existing facilities (if any) for this proposal. Centerpoint Energy: No objection. March 16, 2017 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9198 3 AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. Contact Central Arkansas Water regarding the size and location of the water meter. 5. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installatio n of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required . Fire Department: No comment. Parks and Recreation: No comment received. March 16, 2017 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9198 4 County Planning: No comment. Rock Region Metro: Location is served by METRO along multiple routes on Baseline Road. We have no objections to recognizing and exiting business use. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is a change in occupancy and is therefore subject to current building code requirements. Review and approval is required by Building Codes Division before occupancy takes place. For information on submittal requirements and the review process, contact a comm ercial plans examiner Curtis Richey at 501.371.4724; crichey@littlerock.gov Planning Division: The request is located in the Geyer Springs East 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 Planned Commercial District to rezone from R-2, Single-family to Planned Commercial District to recognize the existing beauty salon. Master Street Plan: To the south of the property is Baseline Road and it is shown as a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Baseline Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class I Bike Path shown a long Baseline Road. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or/and easement is recommended. Nine -foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). Landscape: No comment. Any future development of the site will require compliance with the landscape and buffer ordinance requirements. G. SUBDIVISION COMMITTEE COMMENT: (February 22, 2017) The applicant was present. Staff presented an overview of the development stating there were additional items necessary to complete the review process. Staff stated the development was previously used as a beauty college but had sit March 16, 2017 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9198 5 vacant for more than six (6) months. Staff stated the applicant was proposing to reuse the building as a salon and also allow the wholesale of beauty cosmetics. Staff questioned if there would be a dumpster located on the site. Staff also questioned the days and hours of operation for the business. Staff stated a ny new construction to the site would require compliance with the City Landscape and Buffer Ordinance requirements. Public Works comments were addressed. Staff noted there was sufficient space for backing of vehicles without backing into the right of wa y. Staff stated the existing drives could remain. Landscaping comments were addressed. Staff stated if the building renovation cost exceeded fifty percent (50%) of the replacement cost of the building then the landscaping was to come into compliance accordingly. Rock Region Metro comments were addressed. Staff stated the site was served by multiple routes along Baseline Road. Staff stated there was no objection to the proposed reuse of the existing building. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan and cover letter to staff addressing most of the technical issues associated with the request. The applicant has indicated the dumpster location will be coordinated with the was te management company but the dumpster will be located and screened per typical ordinance requirements. The hours of dumpster service are limited to 7 am to 6 pm Monday through Friday. The applicant is requesting a rezoning from R-2, Single-family to PCD, Planned Commercial Development, to allow the reuse of this existing building as a salon and also to provide wholesale beauty products. Within the existing building approximately 75 percent (4,500 square feet of floor area) will be used for the salons. The remaining 25 percent (1,500 square feet) will be used for wholesale purposes. The building is a 60-foot by 101.7-foot structure containing 6,102 square feet of floor area. There are eleven (11) parking spaces located along Baseline Road and 27 parking spaces located in the rear of the building (38 total). The applicant notes the parking will be resurfaced to accommodate 43 vehicles. Parking for a March 16, 2017 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9198 6 salon is typically based on one (1) parking space per 200 gross square feet of floor area. Parking for retail is typically based on one (1) parking space per 300 gross square feet of floor area. A total of 27 parking spaces would typically be required. The hours of operation are from 7:00 am to 9:00 pm Monday through Saturday. Sunday hours will be by appointment only. The building will house several independently owned and operated salons. The individual tenant will set the hours of operation for their business. The applicant has indicated signage will be placed on awnings as well as the front façade of the building. The site plan notes a ground sign located within the front landscaped area. The sign size has not been determined. Staff recommends signage be limited to a maximum of ten (10) feet in height and 100 square feet in area. The site plan indicates the placement of a future building within the rear portion of the lot. The building is proposed containing 8,000 to 10,000 square feet and is proposed solely as wholesale of beauty products. The plan indicates a paved parking area around the building. The applicant notes all new paved areas will be landscaped per typical ordinance requirements (a minimum landscape strip of 9-feet). The hours of operation are from 8 am to 6 pm Monday through Friday. The applicant notes the wholesale business has little to no customer traffic. The business primarily ships products to customers. On occasion a customer may pick up an order at this location. Staff is not supportive of the applicant’s request. Staff does support the reuse o f the commercial building along Baseline Road for the salon and wholesale beauty products business. Staff does not however support the addition of the commercial building within the rear portion of the property. Adjacent to the area proposed with the new future construction there are residential uses to the north, east and west. Staff feels the placement of commercial within this area is premature based on the current residential uses and feels the encroachment of the commercial activity is chipping away at the neighborhood. I. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (MARCH 16, 2017) The applicant was present. There were registered objectors present. Staff presente d the item with a recommendation of denial. March 16, 2017 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9198 7 Mr. Scott Breed addressed the Commission on the merits of the request. He stated there were letters of support from the Upper Baseline Neighborhood Association and Southwest Little Rock Untied for Progress had voted to support the request. He stated he understood staff’s concerns but the property was commercial on the front and the rear would not develop as residential. He stated if a home was constructed in the rear the homeowner would be forced to drive through the commercial property to access their home. He stated the investors wanted to be able to use the land they were purchasing. He stated the property was 134 -feet wide and 600-feet deep. He stated the use of the proposed new rear building was for th e wholesale of beauty supply products. He stated with the initial reuse of the existing building a portion of the building would be used for wholesale products and the remaining would be leased to individual shop persons. He stated the wholesale products business was limited to 8 am to 5 pm Monday through Friday. He stated the shipments were picked up by UPS. He stated very few clients picked up their order at the site. He stated lighting would not be an issue. He stated security lighting would be pla ced on the building but would not impact the adjacent homes. Ms. Patricia Johnson representing Evangelist Temple Church addressed the Commission with questions. She stated the Church was concerned with the user of the building. She stated the Church was not opposed to the salon but wanted to ensure the use would not be a bar or liquor store. She stated the Church provided outreach services to the trouble youth in the area and to the homeless. She stated she did not see any immediate threat to the outreach programs offered by the Church with the current proposal. Mr. W Masood addressed the Commission on behalf of Southwest Little Rock United for Progress. He stated Southwest Little Rock United for Progress had met with the developers and had voted to support the request which included the placement of the new structure within the rear portion of the site. He stated the vote was unanimous to support the request. Ms. Ruth Bell, League of Women Voters, addressed the Commission in opposition of the request. She stated the League was concerned with the placement of the additional commercial building in such close proximity to the residential homes. She stated there were residential uses on three (3) sides of the proposed new building. She stated residents did live in manufactured homes and some did stay longer than a few months. She questioned when the new building would be constructed. Mr. Breed stated the new building would be two (2) to three (3) years away. He stated the new building would contain approximately 5,000 square feet. He stated the building indicated on the site plan was the largest building which could be allowed and still include the required buffers. He stated once the wholesale products portion of the business was relocated to the rear building the space being used for the wholesale in March 16, 2017 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9198 8 the front building would be leased to a retail user complimentary to the site and the salon uses. Ms. Kimberly Breed stated the wholesale products portion of the business would cover a territory from Memphis to Oklahoma City. She stated the goal was to improve the community. Ms. Breed stated there were few spots that were developed in this fashion. She stated the investors were willing to invest $350,000 to $400,000 into renovations and site upgrades. There was a general discussion by the Commission concerning the request and the level of activity taking place in the rear building. Ms. Breed stated delivers were made seven (7) to eight (8) times per year. She stated products were packaged and then shipped to customers via UPS. She stated on very few occasions a client would pick up their products at the site to avoid UPS charges. She stated the hours of the wholesale products was limited to 8 am to 5 pm Monday through Friday. Commissioner Laha questioned if the hours were a part of the application. Staff stated the hours for the wholesale business were included in the application. Staff stated the salon hours proposed were different than the wholesale products hours. There was no further discussion. The Chair entertained a motion for approved of the item including all staff recommendations and comments except that of denial. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. March 16, 2017 ITEM NO.: 18 FILE NO.: LA-0074 NAME: Bowman Road at Executive Center Drive Advanced Grading Variance LOCATION: West side of Bowman Road at Executive Center Drive APPLICANT: Westrock Partnership APPLICANT’S REPRESENTATIVE: White-Daters & Associates AREA: Approximately 5 acres CURRENT ZONING: R-2, Single-family VARIANCES/WAIVERS REQUESTED: A variance to advance grade the subject property without imminent construction. A. PROPOSAL/REQUEST: The applicant is requesting a variance to advanced grade the subject property located on the west side of Bowman Road at Executive Center Drive approximately 1800 feet south of Kanis Road. The property is approximately 5 acres in size. The variance would allow staff to issue a grading permit for the advance grading activities without imminent construction. Cut material is proposed to be removed from the site and hauled to a nearby construction site or possibly the Kanis Road Widening Project. B. EXISTING CONDITIONS: The 5 acre property is hilly with dense trees. The property slopes down from west to east from the rear of the Cherry Creek Addition residential lots to the existing Bowman Road right-of-way. The vertical grade difference is 160 feet. The subject property is zoned R-2, Single family residential. East of the subject property is Bowman Road and Executive Center Drive. East of Bowman Road is undeveloped preliminary platted lots which are zoned O -3, General Office District and O-1, Quiet Office. West of the subject property is the developed Cherry Creek Addition residential subdivision. South of the property are additional lots in Cherry Creek Addition located on the west side of Bowman Road. Also south of the property but east of Bowman Road is the developed Sandpiper West residential subdivision zoned R-2, Single-family. The undeveloped O-1, Quite Office District zoned property located on the south side of Executive Center Drive is buffered from the Sandpiper West subdivision by a strip of OS, Open Space, zoned property. North of th e subject property and west of Bowman Road is Cherry Laurel Drive. North of Cherry March 16, 2017 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: LA-0074 2 Laurel Drive are more R-2, Single-family zoned properties in the Cherry Creek Addition. Also, north of the subject property and east of Bowman Road is an undeveloped preliminary platted lot as previously referenced which is zoned O-3, General Office. Further north of this undeveloped lot is the developed Edwards Subdivision which is zoned POD with office warehouse type uses. C. NEIGHBORHOOD COMMENTS: At the time of writing, staff has not been provided proof of notifications being mailed by the applicant to all adjacent property owners including those across streets and alleys. Also at the time of writing, staff has received one (1) telephone call desiring additional information. D. ENGINEERING COMMENTS: 1. Two (2) variances are being requested from the Land Alteration Ordinance for this application. a. Advanced Grading Variance; b. Exceed the cut, fill, and slope requirements (Sec. 29 -190) for a 15 vertical ft. cut without an architectural stone face (retaining wall). 2. The site has not been posted. Obtain signage from the Public Works Dept. 3. The cut should not begin until 10 ft. from the west property line. 4. Provide a certified geotechnical analysis for the proposed cut sl opes for sliding, bearing, overturning, and global stability. 5. Per Sec. 29-190(1) e, the terraces shall be landscaped with dense evergreen planting sufficient to screen the cut or fill slope. Other plantings in addition to pine trees should be installed. Revise plan with plantings. Irrigation should be provided to assure the success of the new plantings until maturation. 6. Section 29-190(16), states care shall be exercised to minimize the risk of damage from or to pedestrians and vehicular traffic in the vicinity of a cut or fill by placement of handrails, guardrails, fencing or landscaping. 7. What is the timing on street construction? E. PLANNING STAFF COMMENTS: No comments. F. SUBDIVISION COMMITTEE: Brian Dale of White-Daters & Associates was present representing the applicant. Staff presented an overview of the variance application. Mr. Dale stated the cut March 16, 2017 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: LA-0074 3 was planned to be used for the Kanis Road Widening Project. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. G. ANALYSIS: The applicant is proposing to advance clear and grade approximately 5 acres on the west side of Bowman Road at Executive Center Drive. The applicant has no plans to relocate Bowman Road following the completion of the mass excavation project. The relocation of Bowman Road in conformance with the Bowman Road Alignment Study will enlarge the undeveloped preliminarily platted lots on the east side of Bowman Road which are also owned by the applicant. Fill material will be excavated from the subject property with a 160 foot grade difference from west to east and trucked to a nearby construction site. The applicant is hoping the excavated material can be used on the proposed Kanis Road Widening Project. If the material is not used on the Kanis Road Widening Project, a grading permit will be required to be obtained for the nearby construction site which receives the fill material. The first plan showed two (2) 15 foot cut terraces to be excavated on the hillside. The applicant has revised the plan and is proposing to remove the trees and excavate a 3:1 slope from the rear of the residential lots in the Cherry Creek Addition subdivision to Bowman Road. With the revised plan, only one (1) variance is required now. At the time, Bowman Road is relocated in conformance with the alignment study additional excavation will be required. The proposed advanced grading plan shows Bowman Road to be constructed to only 36 feet wide instead of the required 59 feet width. The approval of this plan does not approve the Bowman Road street design shown on the plan. Gravel construction entrances will be located off Bowman Road. The applicant has agreed that grading will occur expeditiously and the site will be st abilized within 1 year of the issuance of the grading permit. Any damage to city streets or infrastructure will be repaired by the applicant prior to the acceptance and release of the 2 year maintenance bond. Mud, dirt or any debris tracked on paved surfaces must be periodically removed. Erosion control devices will be used during grading operations. The property will be graded to sheet flow stormwater and not pond on the property. Maintenance of erosion controls including the construction entrances will occur as needed during the grading period. Within 14 days of completion of the final grading, the disturbed area will be seeded and vegetated with native grasses to prevent soil March 16, 2017 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: LA-0074 4 erosion. No plantings such as trees or shrub are proposed or required to be installed. When vegetation is established and the site stabilized, the erosion control devices can then be removed. The excavated area cannot be seen from the homes in Cherry Brook Addition due to the sloped property. A temporary berm is not proposed to be constructed adjacent to Bowman Road and if constructed will not obstruct the view of the excavated slope. The advance graded area will be viewable from Bowman Road and properties located east of Bowman Road. H. RECOMMENDATION: Staff recommends denial of the advance grading variance request. The cut slope will create a hillside scar viewable from Bowman Road and the properties on the east side of Bowman Road until the relocation is Bowman Road. At the time of writing, a time has not been provided for the relocation of Bowman Road. Following excavation, the slope will continue to erode over time filling in the roadside ditch adjacent to Bowman Road. No plantings such as trees or shrub are proposed to conceal the cut slope. Vegetation will be difficult to establish with the expected shale rocky soils and continuous erosion of the slope. The proposed excavation activities will occur east of the rear yards in the Cherry Creek Addition Subdivision. Vehicle noise from Bowman Road will increase with the removal of the trees. PLANNING COMMISSION ACTION: (MARCH 16, 2017) The applicant was present. There was one registered objector present. Staff presented the item stating the applicant had submitted a request dated March 13, 2017, requesti ng deferral of the item to the April 27, 2017, public hearing. Staff stated the deferral request would require a waiver of the Commission’s by-laws with regard to the late deferral request. Staff stated they were supportive of the deferral request . There was no further discussion. A motion was made to waive the Commission’s by-laws with regard to the late deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. March 16, 2017 ITEM NO.: 19 FILE NO.: Z-4551-F NAME: The Madina Institute Revised Short-form PCD LOCATION: Located at 12123 Kanis Road DEVELOPER: Madian Institute 21205 Chalamount Drive Little Rock, AR 72223 SURVEYOR: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 2.03 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF WARD: 6 PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.07 CURRENT ZONING: POD ALLOWED USES: Office, Youth activities, Worship PROPOSED ZONING: PCD PROPOSED USE: Request for a waiver of the boundary street ordinance requirements VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow the drive on Cherry Brook as proposed. BACKGROUND: Eastern portion of the site zoned PCD – Ordinance No. 15,003 adopted by the Little Rock Board of Directors on December 3, 1985, rezoned the property from R-2, Single-family to PCD, Planned Commercial Development. The approval allowed the development of the site located at 12123 Kanis Road with office/warehouse for Bank Business Forms. A 4,100 square foot office along with a 5,000 square foot warehouse was approved. March 16, 2017 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-4551-F 2 Ordinance No. 15,543 adopted by the Little Rock Board of Directors on August 16, 1988, allowed a revision to the previously approved PCD. The approval allowed an expansion of the warehouse portion of the development along the southern portion of the site. The approval allowed an additional 60 -foot by 100-foot single story building expansion (6,000 square feet). Ordinance No. 16,066 adopted by the Little Rock Board of Directors on July 16, 1991, allowed a revision to the previously approved, PCD zoning. The approval allowed an expansion of the building square footage on the northwest corner of the building. The expansion included 3,000 square feet of additional warehouse space. The expansion eliminated five (5) parking spaces which were relocated to the northeast corner of the building. The total building square footage approved was 19,000 square feet of which 7,500 square feet was used as office space and 11,500 square feet was used as warehouse space. The allowable uses for the site were office/warehouse uses utilizing 60 percent of the gross floor area as warehouse and 40 percent of the gross floor area as office spaces. Western portion of the site zoned O-3, General Office District – A Conditional Use Permit to allow the construction of a two phased development containing a 21 space parking lot to serve the adjacent PCD zoned office/showroom/warehouse and future construction of an office building and additional parking was approved by the Little Rock Planning Commission on August 7, 2003. Neither phase of the development occurred. On June 3, 2010, a request for a Conditional Use Permit to allow the development of the site as an office warehouse use was withdrawn by the Planning Commission at the applicant’s request. On August 12, 2010, the Little Rock Planning Commission withdrew a request to allow the rezoning of this area to PCD, Planned Commercial Development to allow the site to develop with an office warehouse to serve a general contractor. The building was indicated containing a 4,200 square feet of office space and 8,500 square feet warehouse spaces. Access to the site was proposed from Cherry Brook Drive. Ordinance No. 21,260 adopted by the Little Rock Board of Directors on July 12, 2016, rezoned approximately 2.03 acres located at the southeast corner of Cherry Brook Drive and Kanis Road from PCD and O-3, General Office District to PCD. One parcel was undeveloped and the other was an office warehouse for BBA Solutions. The Madina Institute proposed working to build a place for social, cultural and spiritual needs. Upon receiving zoning approval the Madina Institute purchased the property located at 12123 Kanis Road and the adjacent vacant lot to use site for office space for adult and youth education, cooking classes, meditation workshops, community service initiatives March 16, 2017 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-4551-F 3 and interfaith dialogue seminars. The large warehouse space was proposed as a multipurpose room for food and fellowship as well as for worship services. The west lot was to be developed into a parking lot. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: As a condition of approval the applicant was to construct the boundary street improvements to Kanis Road. Public Works comments related to the street improvements and noted in the Planning Commission write -up for May 17, 2016, were - I. 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. J. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5-foot sidewalk with the planned development. The new curb should be constructed as shown on plan. The City of Little Rock is proposing a Kanis Road widening project to bid in August, 2016. If a permit is issued for the proposed development prior to the bid date, the property owner is responsible to provide payment in -lieu of construction for the required street improvements and driveway apron. The applicant has indicated the dedication of right of way will be provided as requested. The applicant is seeking a waiver of the boundary street ordinance requirements for the improvements along Kanis Road. Section 30-283(e) of the Little Rock Code of Ordinances states where a public project is planned, construction of improvements or in-lieu cash contributions shall be required until the day of bid opening for public improvement. On or after the day of the bid opening, the owner of unplatted property abutting the project shall not be responsible for boundary street improvements unless planned improvements do not meet the master street plan requirements. City of Little Rock staff estimated the in-lieu cash contribution would be between $60K and $80K. Kanis Road is scheduled for widening in the near future. Currently staff is working to complete right-of-way acquisition, after which time the project will be bid. Staff anticipates the bidding of the Kanis Road project will be no later than August, 2017. Staff is not supportive of the applicant’s request for a waiver of the boundary street ordinance improvements to Kanis Road. The ordinance is very clear on the requirements for street improvements and when a developer is no longer March 16, 2017 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-4551-F 4 required to provide the improvements. Based on the fact the develope r is moving forward with a grading permit and building permit renovation request prior to the City bidding the Kanis Road project staff feels the developer should install the improvements are previously agreed and as required by City Ordinance. PLANNING COMMISSION ACTION: (MARCH 16, 2017) Ms. Sophia Said was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of denial. Ms. Said stated the request was for a waiver of the street improvements to Kanis Road. She stated they were told by the City that if they would wait for a building permit then they would not be responsible for the street improvements. She stated when the zoning was approved last year the Church put off c losing on the property until November. She stated the City had originally told them the Kanis Road project would bid last August (2016) and now the City was saying this August (2017) which was a year later. She stated the Church was a small congregation. She stated the interfaith outreach was a much larger group. She stated the Church was requesting to be treated the same as other businesses along Kanis Road. Ms. Said stated there were 33 parking spaces on the site and once the Kanis Road project started that number would be greatly reduced. She stated the Holy Season, Ramadan, started at the end of May and lasted for approximately 30 days. She stated this was a time of intense worship and was also a time when most of the financial contributions were made by members. She stated without the worship center then they would miss this season of giving and potentially miss funding for the entire year. She stated time had not been on their side. She stated the Church had waited on the City to bid the Kanis Road project and now could not wait any longer. She stated if they had two (2) months to wait then the City would pay for the street improvements. Staff stated the ordinance was very specific on the criteria for the required street improvements. Staff stated if a building permit was requested prior to the bid opening then the developer was responsible for the improvements. Staff stated the Church had received a grading permit for the parking lot. There was a general discussion concerning the timing and the required improvements. Staff stated based on their frontage staff had estimated the in-lieu cash contribution to be between $60,000 and $80,000. Staff stated the Kanis Road project would go to bid soon. Staff stated any additional property not yet secured would go to condemnation in the next few weeks. March 16, 2017 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-4551-F 5 There was no further discussion of the item. The Chair entertained a motion for approval of the item to allow a waiver of the required street improvements to Kanis Road. The motion failed by a vote of 4 ayes, 5 noes and 2 absent. DATE , \ CR PLANNING COMMISSION VOTE RECORD 4d t w I M m WAIL BERRY, CRAIG v, �,- RUN Alm M BUBBUS, ALAN V, BYNUM, BUELAHY P ,/ COX, KEITH LI ,� ✓ ,� DILLON, JANET ®� ®..■..� .....■.I FINNEY, REBECCA ,/ HAMILTON, SCOTT ,/ ,/ ;/ ,/ ✓ a Dim LAHA, TROY ,/ ,/ ,/ v- ii�iil :: me] : � I�iiiii�iii��iM�il LATTURE, PAUL ;/ ,/ ;/ �/ I MEMBER BERRY, CRAIG v, �,- BUBBUS, ALAN V, BYNUM, BUELAHY P ,/ COX, KEITH LI ,� ✓ ,� DILLON, JANET ®� FINNEY, REBECCA ,/ HAMILTON, SCOTT ,/ ,/ ;/ ,/ ✓ a LAHA, TROY ,/ ,/ ,/ v- LATTURE, PAUL ;/ ,/ ;/ �/ MAY, BILL B. STEBBINS, ROBERT ✓ �/ ✓ v ti/ �/ Meeting Adjourned b P.M. y" AYE z NAYE ABSENT A&ABSTAIN 4RECUSE March 16, 2017 There being no further business before the Commission, the meeting was adjourned at 6:47 p.m. ,. 0 t� UDate` tl 4-- 9A�4i'- Chairman Secretary-j