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HomeMy WebLinkAboutpc_05 31 2018 LITTLE ROCK PLANNING COMMISSION PLANNING – REZONING – CONDITIONAL USE HEARING MINUTE RECORD MAY 31, 2018 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present being nine (9) in number. II. Members Present: Craig Berry Buelah Bynum Keith Cox Scott Hamilton Troy Laha Paul Latture Bill May Robert Stebbins Diana Thomas Members Absent: Rebecca Finney Marlon Haynes City Attorney: Shawn Overton III. Approval of the Minutes of the April 19, 2018 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION PLANNING – REZONING – CONDITIONAL USE HEARING MAY 31, 2018 4:00 P.M. I. OLD BUSINESS: Item Number: File Number: Title: A. A Revision of the River Market Design Overlay District (Sec. 36 -350 through Sec. 36-367). II. NEW BUSINESS: Item Number: File Number: Title: 1. Z-8947-A Rezoning from R-2 to AF 23 Peckerwood Road 2. Z-3602-B Kaufman Lumber Storage Building – Conditional Use Permit 3238 Mary Street 3. Z-6129-J Wilson Treatment Plant Solar Array – Conditional Use Permit 338 Pleasant Valley Drive 4. Z-9165-A Pinnacle View Middle School Athletic Field – Revised Conditional Use Permit 6100 Block of N. Katillus May 31, 2018 ITEM NO.: A Name: River Market Design Overlay District Revision (Sec. 36 -350 through Sec. 36-367). Location: An area generally bounded by Riverfront Park, Interstate 30, Second Street, and Cumberland Street. Request: Revisions to the River Market Design Overlay District Source: Staff and River Market Design Review Committee ANALYSIS: Staff initiated the process to revise the ordinance in 2016. The impetus of the revision was the remove all of the instances of the word “prohibit ed” from the ordinance. Additionally, Staff routinely keeps track of items that are possible ordinance amendments. This time was notably sandwich board and projecting signs. These were added and the Design Review committee added some additional ones. T he changes are combined into five groups. They are editing the word “prohibited”, changes to internally lit signs, projecting sign changes, sandwich board sign changes and backfill topsoil requirements. The changes are combined into five groups. They are editing the word “prohibited”, changes to internally lit signs, projecting sign changes, sandwich board sign changes and backfill topsoil requirements. 1) Editing ten instances of the word “prohibited”. When the word “prohibited” is used in the ordinance, there is technically no way to approve a variance. It must go through a different longer process. When something is approved by the River Market DRC that is “prohibited”, for example internally illuminated signs, that item then must go to the Planning Commission and then to the Board of Directors for a Planned Development with the accompanying ordinance written to supersede the River Market DRC ordinance for only that location and only that particular sign. If the ordinance was rewritten to allow for a variance, it would be heard at the Board of Adjustment. The Board of Adjustment (BOA) meets monthly versus the Planning Commission/Board of Directors (PC/BOD) that combined take three months or so to hear a case. The applicant provides a lot less paper work for a BOA application than a PC/BOD one. Ten instances of the word “prohibited” are proposed to be removed. The instances are freestanding signs, internally illuminated signs in the “Signs in General” subsection, in the “Wall Signs” subsection, on signs that face the Arkansas River, and internally illuminated signs in the projecting signs section. Additional May 31, 2018 ITEM NO.: A (Cont.) 2 times the word “prohibited” is proposed to be removed is in the text of advertising copy on signs; composition of sandwich boards; tacking of flyers, balloons and streamers on sandwich boards; back lit awnings; and chain link, barbed or razor wire fences. The word “prohibited” remains in not allowing Physical or chemical treatments, such as sandblasting or high pressure water cleaning, that cause damage to historic materials. It also remains concerning additional curb cuts on President Clinton Ave. These two items were discussed but the Committee believes they should require the higher level of review of rezoning the property if one of these items were sought. 2) Proposed change of prohibition on internally lit signs. The Design Review Committee created an exception if the sign utilizes channel or channelume technology. This technology creates custom shaped signs instead of the cabinet or box sign that is standard. Signs may be the shapes of letters, logos, or other custom shapes. This is located in the “Signs in General” subsection and the “wall sign” subsection. 3) The projecting sign section has four proposed changes; one is to allow for the signs to be mounted higher on the building than before. Currently the top of the projecting sign cannot be higher than the bottom sill of the second floor window. The proposal is to change to the top sill of the second floor window or the ceiling of the second floor whichever, is less. Also proposed is changing the distance from the building a projecting sign can be from three to four feet. The overall size has not changed. Another change proposed is to change the frequency of projecting signs f rom one every 100 feet of building to one every 50 feet. The last change proposed is to require businesses share mounting apparatus of projecting sign when sharing an entrance to a building to reduce clutter. The current ordinance treats projecting signs on a first come first served on a per block basis. This will allow additional businesses the opportunity to have a projecting sign without an additional public hearings (Board of Adjustment). If businesses share a common entry to the street, for example, second floor offices, they would be required to share a mounting apparatus at the shared entrance door. This will help to eliminate projecting signs being too close together to render them unreadable. 4) The sandwich board sign section has six proposed changes; adding a definition, text to clarify intent, adding height to the signs, allowing plastic molded signs, eliminating signs that are trip hazards, and chalkboards and dry erase boards. May 31, 2018 ITEM NO.: A (Cont.) 3 Proposing to add a definition of sandwich board signs. This did not appear anywhere in the ordinance. River Market DOD is the only district where sandwich boards are legally permitted. More additional text is being added to clarify intent of sandwich board signs in the district. This text under Sec, 36 -353 (f) provides rationale for the use of the signs in the district and sets parameters. Additional height to sandwich board signs from thirty six inches to forty five inches is being sought to conform to industry standards of size. Allowing for molded plastic sandwich board sign as long as they are black in color will allow for ease or replacing worn or damaged signs. Light colored plastic signs are apt to be appear dirty and unkempt. Some design of sandwich board build in tripping hazards, notably those certain models that have feet (horizontal members that extend past the bottom of the sign. The last proposed change clarified chalkboards and dry erase boards on sandwich board signs. White dry erase boards are apt to present a grimy appearance. 5) In two places, the proposed changes edited the text on the tree planting strip backfill to allow for engineered soil to help prevent uneven settling of the brick pavers. PLANNING COMMISSION ACTION: (MARCH 8, 2018) The item was approved on the consent agenda for def erral to the April 19, 2018 agenda by a vote of 9 ayes and 2 absent. STAFF RECOMMENDATION: (APRIL 19, 2018) Staff recommends approval. PLANNING COMMISSION ACTION: (APRIL 19, 2018) The item was approved on the consent agenda for deferral by a vote of 8 ayes and 3 absent. STAFF UPDATE: On April 9, 2019, Planning Staff was informed that the trees along President Clinton Avenue were being planned to be replaced with a different species of trees. This change of tree species will require the ordinanc e to be revised. After meetings between the Parks and Recreation Staff, Planning and Development Staff, City Manager’s office, and the River Market Design Review Committee, it was decided that it would be best to May 31, 2018 ITEM NO.: A (Cont.) 4 add the new tree species to the ordinance package and present one ordinance revision to the City Board of Directors. That species will be reviewed by the River Market Design Review Committee on June 12, 2018. STAFF RECOMMENDATION: Deferral to the July 12, 2018 agenda. PLANNING COMMISSION ACTION: (MAY 31, 2018) The item was approved on the Consent Agenda for deferral to the July 12, 2018 agenda by a vote of 9 ayes and 2 absent. May 31, 2018 ITEM NO.: 1 FILE NO.: Z-8947-A Owner: Little Rock Athletic Centers, LLC Applicant: Mary Olson Location: 23 Peckerwood Road Area: 1.0 Acre Request: Rezone from R-2 to AF (with conditions) Purpose: Future use by Little Rock Athletic Club Existing Use: Single family residential SURROUNDING LAND USE AND ZONING North – Little Rock Athletic Center and multifamily development; zoned AF and MF-12 South – Single family residences; zoned R-2 East – Little Rock Athletic Center property; zoned AF West – Little Rock Athletic Center property; zoned AF A. PUBLIC WORKS COMMENTS: 1. Provide a survey showing the existing centerline of the right-of-way for determination if the existing right-of-way is sufficient or if additional right-of- way will be required to be dedicated. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a Rock Region Metro bus route. C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site and the Piedmont Neighborhood Association were notified of the public hearing. May 31, 2018 ITEM NO.: 1 (Cont.) FILE NO.: Z-8947-A 2 D. LAND USE ELEMENT: Planning Division: This request is located in River Mountain Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. The Residential Low Density category provides for single family homes at densities not to exceed 6 units per acre. Such residential development is typically characterized by conventional single family homes, but may include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The applicant has applied for rezoning from R2 (Single-Family District) to AF (Agriculture and Forestry District) to allow recreation facility use. Master Street Plan: North of the property is Peckerwood Road which is shown as a Local Street on the Master Street Plan. The primary function of Local Streets is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. E. STAFF ANALYSIS: Little Rock Athletic Centers, LLC, owner of the 1.0 acre property located at 23 Peckerwood Road (Tract 68, Woodlawn Farm Acre Tracts), is requesting to rezone the property from “R-2” Single Family District to “AF” Agriculture and Forestry District (with conditions). The property is located on the south side of Peckerwood Road, west of Sam Peck Road. The rezoning is proposed to allow use of the property by the Little Rock Athletic Center. A one-story frame single family residence is located within the north half of the property. Three (3) small accessory storage buildings are located south of the residence near the center of the property. The rear (south) half of the property is mostly tree covered. The Little Rock Athletic Center main facility is located on the AF zoned property to the north, across Peckerwood Road. Single family residences are located to the south. A multifamily development is located further north along the west side of Sam Peck Road. The properties to the east and west along the south side of Peckerwood Road are zoned AF (with conditions) a nd are owned by Little Rock Athletic Centers, LLC. May 31, 2018 ITEM NO.: 1 (Cont.) FILE NO.: Z-8947-A 3 On July 15, 2014 the Board of Directors passed Ordinance No. 20,908 which rezoned the properties to the east and west of 23 Peckerwood Road from R -2 to AF (with conditions) for Little Rock Athletic Centers, LLC. These properties were rezoned with the following conditions: · A fifty (50) – foot undisturbed buffer will be maintained along the south perimeter of Tracts 64-67 and 69, Woodlawn Farm Acre Tracts and along the west perimeter of Tract 64, Woodlawn Farm Acre Tracts. · The raising of livestock and poultry will be a prohibited use of the property. The applicant is proposing the same conditions for the proposed rezoning of 23 Peckerwood Road as follows: · A fifty (50) – foot undisturbed buffer will be maintained along the south perimeter of Tract 68, Woodlawn Farm Acre Tracts (23 Peckerwood Road). · The raising of livestock and poultry will be a prohibited use of the property. The City’s Future Land Use Plan designates this property as Residential Low Density. The requested AF zoning (with conditions) to allow recreational and support uses for the existing athletic center does not require an amendment to the plan. Staff is supportive of the requested AF zoning (with conditions). Staff views the request as reasonable. The requested AF zoning (with conditions) is for the property owned by the Little Rock Athletic Center. The rezoning will allow the athletic center to use the property for recreational and support uses. To staff’s knowledge, the Little Rock Athletic Center has no immediate plan for redevelopment of the property. The main Little Rock Athletic Center facility is located on AF zoned property across Peckerwood Road to the north. In addition to agriculture and forestry operations, the AF zoning allows single family residences and public or private recreational uses. Rezoning the property to AF (with conditions) to allow use by the Athletic Center represents a much better option than a rezoning to C-2 or C-3, zonings which would also allow the recreational use by right. Staff believes the proposed AF zoning (with conditions) will have no adverse impact on the adjacent properties or the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested AF rezoning, subject to the following conditions as proposed by the applicant: May 31, 2018 ITEM NO.: 1 (Cont.) FILE NO.: Z-8947-A 4 · A fifty (50) – foot undisturbed buffer will be maintained along the south perimeter of Tract 68, Woodlawn Farm Acre Tracts (23 Peckerwood Road). · The raising of livestock and poultry will be a prohibited use of the property. PLANNING COMMISSION ACTION: (MAY 31, 2018) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the consent agenda and recommended for approval by a vote of 9 ayes, 0 noes and 2 absent. May 31, 2018 ITEM NO.: 2 FILE NO.: Z-3602-B NAME: Kaufman Lumber Storage Building – Conditional Use Permit LOCATION: 3238 Mary Street OWNER/APPLICANT: Steve Wortman, Owner/White-Daters and Associates, Authorized Agent PROPOSAL: A conditional use permit is requested to allow for construction of a lumber storage building on this C-3 zoned property. 1. SITE LOCATION: The site is located on the west side of Mary Street, one lot north of Asher Avenue. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area of mixed zoning and uses. Kaufman Lumber occupies the C-4 and I-2 zoned properties across Mary Street to the east. The C-3 zoned properties along Asher Avenue to the south are occupied by a variety of uses; including retail sales and a private club. A multifamily development occupies the PD-R zoned property to the north. A vacant, R-3 zoned tract is adjacent to the west. The subject property currently contains two open-air lumber storage sheds. Replacing those two old structures with one totally contained lumber storage building will be an improvement and should be compatible with uses in the area. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Fair Park, Curran-Conway and University District Neighborhood Associations. 3. ON SITE DRIVES AND PARKING: A 15,625 square foot warehouse building would typically require 12 parking spaces. This storage building is an extension of Kaufman Lumber which occupies the two blocks to the east. All required parking is provided on the main Kaufman property. No parking is provided on this site. A single drive off of Mary Street will provide access for delivery trucks and for Kaufman employees to enter and exit the site . May 31, 2018 ITEM NO.: 2 (Cont.) FILE NO.: Z-3602-B 2 4. SCREENING AND BUFFERS: Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. 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 or six (6) feet nine (9) inches in designated mature areas. The property is located in the City’s designated mature area. A twenty-five (25%) percent reduction of the buffer requirements is acceptable. Requirements for landscaping in land use buffers shall be the same as perimeter landscaping at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet. 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 PD-R and the property to the west is zoned R-3. 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. In addition to the required screening, buffers are to be landscaped at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 5. PUBLIC WORKS: 1. Due to the proposed use of the property, the Master Street Plan specifies that Mary Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Mary Street with planned development. The new back of curb should be located to align with the existing curb and gutter to the south and the same street width maintained across the subject property. Provide a detailed cost estimate prepared by a licensed engineer of the cost to improve Mary Street. 3. The proposed gates should open inward into the site and not outward into the right-of-way. May 31, 2018 ITEM NO.: 2 (Cont.) FILE NO.: Z-3602-B 3 6. UTILITIES AND FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation Authority: Sewer Available to this site. Retain existing sewer easement. Entergy: Entergy does not object to this proposal. There is an existing overhead power line on the south side of the property. OSHA and NESC clearances must be maintained during and after construction of the proposed building. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comments received. AT&T: No comments received. Central Arkansas W ater: No objections 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 May 31, 2018 ITEM NO.: 2 (Cont.) FILE NO.: Z-3602-B 4 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. 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. 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. May 31, 2018 ITEM NO.: 2 (Cont.) FILE NO.: Z-3602-B 5 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 (Daniel Tull 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. Building Codes: 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. 7. TRANSPORTATION/PLANNING: County Planning: No comments. Rock Region METRO: No comments received. A bus route is located along Asher Avenue, just south of the site. Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT: (MAY 9, 2018) Joe White was present representing the application. Staff presented the item and noted little additional information was needed. The applicant was advised to provide a copy of the plat/bill of assurance for C. O. Brack Addition. Staff noted a portion of the proposed building extended into the formerly abandoned Brack Avenue right-of-way which created an issue since that former right-of-way was retained as a drainage and utility easement. In response to a question, Mr. White confirmed that there would be no openings in the west and north facades of the building, so the building itself could serve as screening. Staff asked for the typical days and hours of use. Public Works Comments were presented and discussed. Staff discussed the need for improvements to Mary Street adjacent to this site. It was noted that the applicant was requesting to contribute in-lieu towards street improvements utilizing 15% financial hardship under Section 30-284. It was noted that the in-lieu would amount to $18,000. The applicant was asked to provide a detailed cost estimate for the cost to improve Mary Street. May 31, 2018 ITEM NO.: 2 (Cont.) FILE NO.: Z-3602-B 6 Landscape Comments were presented. It was noted that buffer and screening variances were being requested. Other Agency Comments were noted. The applicant was advised to submit responses to staff issues by Wednesday, May 16, 2018. The committee forwarded the item to the full Commission. STAFF ANALYSIS: The C-3 zoned lot located at 3238 Mary Street is occupied by two open-air lumber storage sheds. Each shed covers an area of approximately 50’ X 100’. The site is enclosed by a 6’ tall chain-link fence with security wire above. Access is via a gate off of Mary Street. The remainder of the site, not covered by the two buildings, is asphalt-paved. The buildings are used for storage of lumber by Kaufman Lumber. The main part of the business occupies the two blocks to the east, across Mary Street. This site is not designed for customer usage. Kaufman is requesting approval of a conditional use permit to allow for removal of the two open-air storage sheds and the construction of a single enclosed building. The new building is proposed to be 15,625 square feet in area (125’ X 125’) and will occupy an area slightly larger than the existing buildings. The new building will be a steel structure with 26 ga. Galvalume roof panels. The maximum building height will be approximately 28 feet at the roof peak. Wall heights are just over 21 feet. The building will have no openings on its north and west facades so the structure itself will serve as screening for the apartment property to the north and the vacant residential lot to the west. Access to the building will be from the south. A gated entry off of Mary Street will provide access to the paved vehicular use area on the south side of the building. Once right-of-way for Mary Street is dedicated, the building will have a 0’ setback on the east perimeter. New chain link fencing will extend from the face of the building to existing fencing on the north and south perimeters of the site. The applicant submitted a revised site plan in which the building has been south, out of the former Brack Avenue right-of-way; eliminating any concerns regarding construction over that former right-of-way. Hours of usage are Monday – Saturday, 7:30 a.m. – 5:00 p.m. The applicant is proposing an in-lieu payment to the City for required improvements to Mary Street. The estimated construction cost of the building is $120,000.00. Ordinance 30-284 allows the developer to contribute 15% of the construction cost when the required street improvement costs create a financial hardship. The applicant proposes to contribute $18,000.00 in-lieu. May 31, 2018 ITEM NO.: 2 (Cont.) FILE NO.: Z-3602-B 7 Staff is supportive of the proposed CUP. Although there are variances associated with reduced setback and buffers, the proposed enclosed storage building will be a great improvement over the two existing open -air storage sheds. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. Staff recommends approval of the requested setback, buffer and screening variances to allow the development as proposed. Staff recommends approval of the requested 15% in-lieu towards the cost of street improvements for Mary Street. PLANNING COMMISSION ACTION: (MAY 31, 2018) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above, including the variances and 15% in lieu. There was no further discussion. The item was placed on the consent agenda and approval as recommended by staff, including all comments and conditions. The vote was 9 ayes, 0 noes and 2 absent. May 31, 2018 ITEM NO.: 3 FILE NO.: Z-6129-J NAME: Wilson Treatment Plant Solar Array – Conditional Use Permit LOCATION: 338 Pleasant Valley Drive OWNER/APPLICANT: Central Arkansas Water, Owner/Wright, Lindsey and Jennings, Authorized Representative PROPOSAL: A conditional use permit is requested to recognize this existing Central Arkansas Water treatment plant and to allow for the addition of energy-generating solar panels. 1. SITE LOCATION: The site is located on the north side of Pleasant Valley Drive, west of I-430. 2. COMPATIBILITY WITH NEIGHBORHOOD: The water treatment plant has occupied this 39± acre site since the mid 1960’s. Various improvements and expansions of treatment capability have occurred over the decades since. Subsequent to construction of the initial treatment plant, the surrounding Pleasant Valley Neighborhood developed. Other development since then have included St. James Methodist Church and Fulbright Elementary to the south, I-430 to the east and the office park to the north. Under this proposal, no expansion of the CAW property is proposed. No clearing of any buffer is proposed. The solar array will be located on open areas within the existing plant site. Allowing this proposed improvement should not affect the plant’s compatibility with the neighborhood. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Pleasant Valley Neighborhood Association. 3. ON SITE DRIVES AND PARKING: Primary access to the site is via a single driveway off of Pleasant Valley Drive. A secondary access is located off of Rocky Valley Drive. Some 140± parking spaces are located on the site. Driveways are located throughout the property providing access to the various elements of the treatment facility. The addition of the solar arrays does not require the addition of any more parking. May 31, 2018 ITEM NO.: 3 (Cont.) FILE NO.: Z-6129-J 2 4. SCREENING AND BUFFERS: Site plan must comply with the City’s minimal landscape and buffer ordinance requirements. Land use buffers are to be maintained adjacent to the surrounding R-2 zoned properties. 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. Protect existing mature vegetation in close proximity to proposed construction. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 5. PUBLIC WORKS: 1. Staff is evaluating the need to provide stormwater detention due to the discharge of additional stormwater from the property due to the addition of possible impervious surfaces. Provide details or explanation of proposed arrays and proposed mounting surfaces for a determination of whether detention is required to be provided. 6. UTILITIES AND FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation Authority: Private Sewer Available to this site. Entergy: Entergy does not object to this proposal. However, there is a three phase, electrical, Distribution power line running through this property. The overhead power line extends from the north onto the east, central side of the property where it dips underground and runs in a southerly direction to some pad mount gear in the center of the property – slightly east of center. From there is extends to the south where it exits the property on Pleasant Valley Drive. The placement of the solar panels should not be on top of the buried power lines and should not prevent Entergy access in case the lines should need to be excavated in the future. Entergy is aware of this project and will work with the customer and their contractors as this project proceeds. Centerpoint Energy: No comment received. AT&T: No comments. May 31, 2018 ITEM NO.: 3 (Cont.) FILE NO.: Z-6129-J 3 Central Arkansas Water: No objections. Fire Department: No comments. Building Codes: No comments. 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Rock Region METRO: No comments received. The site is not located on a bus route. Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT: (MAY 9, 2018) The applicants were present. Staff presented the item and noted little additional information was needed. In response to a Public Works comment, the applicants were asked to provide additional information on the proposed arrays and proposed mounting surfaces so that it could be determined if stormwater detention is required. Other agency comments were noted. The Committee determined there were no other issues. The applicants were advised to respond to staff issues by Wednesday, May 16, 2018. The item was forwarded to the full Commission. STAFF ANALYSIS: Central Arkansas Water’s Jack H. Wilson treatment plant occupies the R-2 zoned 39± acre tract located at 338 Pleasant Valley Drive. The first phase of the water treatment plant, originally dedicated as the Pleasant Valley Water Treatment Plant, was completed in 1966. Various improvements and expansions of treatment capacity have occurred over the decades since. Subsequent to the initial construction of the treatment plant, the area around developed with uses including single family neighborhoods, churches, offices, a school and Interstate 430. The plant was developed prior to the requirement of a conditional use permit. CAW is applying for a conditional use permit to recognize the existing water treatment plant and to allow for the installation of a solar array (multiple solar May 31, 2018 ITEM NO.: 3 (Cont.) FILE NO.: Z-6129-J 4 panels wired together) on the site. The solar array project will include the installation of approximately 3,400± solar panels and corresponding equipment on 3.5± acres within the 39± acre site. The area proposed for installation of the panels is currently cleared. Wooded buffers are located on the perimeters of the site. No reduction in those buffers is proposed. The purpose of the project is to install the solar array to permit the conversion of solar energy (i.e. DC power) into electric current (i.e. AC power) that can be used to help augment electric power for the treatment plant. The mounting of the panels will have minimal impact on the site as there will be no ground turned over in the construction process. A water-permeable fleece will be land down to prevent weed growth without pooling any run -off water. The Aerocompact G20 racking will be tied together and mounted with ballast blocks, as if the array is “sitting” on the ground. The system is rated to withstand 105 mph wind speeds. The height of the mounts (including panels) is 23.7”. To staff’s knowledge there are no outstanding issues. It is appropriate to recognize this existing, 50 year old water treatment plant through the conditional use permit process. Additionally, the installation of the solar array within the plant site is appropriate and should have no impact on the plant’s continued compatibility with the area. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit subject to compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. PLANNING COMMISSION ACTION: (MAY 31, 2018) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 9 ayes, 0 noes and 2 absent. May 31, 2018 ITEM NO.: 4 FILE NO.: Z-9165-A NAME: Pinnacle View Middle School Athletic Field – Revised Conditional Use Permit LOCATION: 6100 Block of N. Katillus OWNER/APPLICANT: Little Rock School District, Owner/White-Daters and Associates, Authorized Agent PROPOSAL: A revision to the previously approved CUP is requested to allow for the addition of lighting and a track to the existing sports field on this R-2 zoned LRSD campus. 1. SITE LOCATION: The site is located at the northern terminus of Katillus Road, east of The Ranch. 2. COMPATIBILITY WITH NEIGHBORHOOD: The sports field occupies the SE ¼ of this 40± acre tract. The remainder of the undeveloped tract wraps around the north and east perimeters of the sports field. An undeveloped POD tract is located to the south as is an R-2 zoned tract containing several site built and manufactured homes. Immediately west of the sports field, across Katillus Road, is the new campus of an LRSD Middle School. Single family homes are located to the northwest and farther north, beyond the remainder of the 40 acre tract. The sports field is well separated from the single family. The field is compatible with the neighborhood. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Tulley Cove Association. 3. ON SITE DRIVES AND PARKING: No new parking is proposed. The parking located on the school site to the west will be used. Katillus Road right-of-way through the site is to be abandoned and the roadway will be used as a private drive to the site . 4. SCREENING AND BUFFERS: No comments. May 31, 2018 ITEM NO.: 4 (Cont.) FILE NO.: Z-9165-A 2 5. PUBLIC WORKS: 1. No record was found showing the existing right-of-way on N. Katillus Road has been abandoned. 6. UTILITIES AND FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation Authority: Sewer Available to this site . Entergy: Entergy does not object to this proposal. There is an existing overhead power line on the west side of the property and also extending southeasterly from the end of North Katillus Road. There do not appear to be any conflicts with the existing electrical utilities at this location. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: No objections. 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 May 31, 2018 ITEM NO.: 4 (Cont.) FILE NO.: Z-9165-A 3 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 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 (Daniel Tull 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. Building Codes: No comments. 7. TRANSPORTATION/PLANNING: County Planning: No comments received. May 31, 2018 ITEM NO.: 4 (Cont.) FILE NO.: Z-9165-A 4 Rock Region METRO: No comments received the site is not located on a bus route. An express route is located along Cantrell Road, south of the site. Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT: (MAY 9, 2018) Joe White was present representing the application. Staff presented the item and briefly described the initial approval and the conditions associated with it. In response to a question, Mr. White acknowledged that the required screen of evergreen trees to be installed northwest of athletic field had not been planted and the Katillus Road right-of-way had not been abandoned. He confirmed that the 100 foot wide buffer around the 40 acre tract had been preserved as required and there had only been limited grading around the perimeter of the sports field. He stated no additional grading or clearing would be required under this revision. Mr. White stated the District was meeting with adjacent property owners in hopes of addressing any concerns. Staff asked that applicant provide the typical number of days and hours that the field lights would be used . Other agency comments were noted. The applicant was advised to respond to staff issues by Wednesday, May 16, 2018. The item was forwarded to the full Commission. STAFF ANALYSIS: On October 6, 2016, the Commission approved a conditional use permit to allow for construction of a sports field on the SW ¼ of this undeveloped, 40± acre, R -2 zoned tract. The property is an extension of the Pinnacle View Middle School campus which is located at 5701 Ranch Drive. The sports field was enclosed by a 6 foot tall, black, vinyl coated chain link fence. No new parking was proposed. The existing parking lot located on the school campus was to be utilized. Access to the sports field was via a gate that leads into a courtyard area with a concession stand, press box and restrooms. Bleachers were to be located on either side of the field. Initially, bleacher seating for 100 persons per side was to be provided with future expansion to 200 persons per side. Signage was to be located on a potential future scoreboard, facing the field. The field was approved for usage 7 days per week. No field lighting was proposed although the applicant indicated a future request might be made to allow lighting. The application was approved with the following conditions: May 31, 2018 ITEM NO.: 4 (Cont.) FILE NO.: Z-9165-A 5 1.Compliance with the comments and conditions as noted in Sections 4, 5 and 6 of the agenda staff report. 2.The Katillus Road right-of-way through the site is to be abandoned. 3.A screen consisting of 20, 6 foot tall evergreen trees, 15 feet on center, is to be planted northwest of the sports field to provide screening for the residences located at 14 and 15 Paddock Court (as agreed to by the applicant and the owners of the those properties). 4.A 100 foot undisturbed open space buffer is to be maintained around the entirety of the 40 acre tract with the exception that no buffer is needed on the south two-thirds of the west property line and the west half of the south property line. There must be no grading or tree removal in the buffer area. 5.The site grading and drainage plans that are to be approved by the City of Little Rock prior to any development of the subject property pursuant to the conditional use permit should provide for proper drainage and clean-up so that surrounding properties and waterways are not polluted with the resulting discharge and sludge. The LRSD must provide specific details regarding its plan to break the existing dam and provide assurance to the City of Little Rock and the surrounding property owners that all water, sludge and trash will be properly routed and cleaned up and that there will be no adverse effect on the future development potential of the surrounding properties. 6.Any loud speakers or public address systems should be directed away from the surrounding properties and shall be operated in a manner to minimize, as much as possible, noise pollution to the adjacent properties. Lighting of the field will not be allowed with this application. The sports field was constructed and has been in use. The District is now requesting approval of a revision to the CUP to allow for the addition of field lighting and a running track around the sports field. The field will continue to be used 7 days a week. The field lighting is to consist of 4, 70 foot tall lighting poles with LED fixtures. The fixtures are to be shielded to prevent light pollution. The lighting will not be operated after 9:00 p.m. All other elements and conditions from the original 2016 approval are to remain in effect. During the review of this proposed review, it was discovered that the evergreen screen that was to have been planted for the residents at 14 and 15 Paddock Court had not been installed. The applicant has met with those abutting May 31, 2018 ITEM NO.: 4 (Cont.) FILE NO.: Z-9165-A 6 residents and agreed on a tree-planting plan. The goal was to have the screening trees installed by the May 31 commission meeting. It was also discovered that the Kaufman Road right-of-way through the site had not been abandoned. The applicant is to file for that abandonment prior to the May 31 hearing. Staff is supportive of this request to add lighting to the field. STAFF RECOMMENDATION: Staff recommends approval of the requested revision to the CUP to allow for the addition of lighting to the existing sports field subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. Compliance with all other conditions from the initial October 6, 20 16 CUP approval (File No. Z-9165). 3. The field lighting is to be shielded downward and into the site so as not to spill over onto adjacent properties. PLANNING COMMISSION ACTION: (MAY 31, 2018) The applicant was present. There were no objectors present. There were four (4) persons present in support who did not desire to speak. Staff noted that one (1) e-mail had been received from a neighborhood resident expressing concerns about the project and twenty-one (21) e-mails had been received from persons expressing their support for the item. All e-mails had been delivered to the commissioners. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. Staff noted that the applicant was addressing the outstanding issues remaining from the initial approval, including the planting of evergreen trees and abandoning the Katillus Road right-of-way. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 9 ayes, 0 noes and 2 absent. I DATE I I /� 1 20 PLANNING COMMISSION VOTE RECORD IMEMBER BERRY, CRAIG BYNUM, BUELAH COX, KEITH FINNEY, REBECCA HAMILTON, SCOTT HAYNES, MARLON D. LAHA, TROY LATTURE, PAUL MAY, BILL B. STEBBINS, ROBERT THOMAS, DIANA M. / Meeting Adjourned � .`t�� P.M. AYE NAYE ABSENT I�ABSTAIN �RECUSE IMW Nam BERRY, CRAIG I immmmmmmmmmmmmm • ®m®mmmmmmmmmmmmm- IFINNEY, REBECCA HAMILTON, • mmmmmmm.mmmmmmmm� m©®mo.mmmmmmmmmm— • mmmmmmmmm-mmm.-m� IMEMBER BERRY, CRAIG BYNUM, BUELAH COX, KEITH FINNEY, REBECCA HAMILTON, SCOTT HAYNES, MARLON D. LAHA, TROY LATTURE, PAUL MAY, BILL B. STEBBINS, ROBERT THOMAS, DIANA M. / Meeting Adjourned � .`t�� P.M. AYE NAYE ABSENT I�ABSTAIN �RECUSE May 31, 2018 There being no further business before the Commission, the meeting was adjourned at 4:07 p.m. Date Secretary Chairman