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HomeMy WebLinkAboutpc_03 14 2019sub LITTLE ROCK PLANNING COMMISSION SUBDIVISION HEARING SUMMARY AND MINUTE RECORD MARCH 14, 2019 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 Thomas Brock Buelah Bynum Scott D. Hamilton Marlon D. Haynes Paul Latture Bill May Robbin Rahman Robert Stebbins Robby Vogel Members Absent: Diana M. Thomas City Attorney: Shawn Overton III. Approval of the Minutes of the January 31, 2019 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION SUBDIVISION AGENDA MARCH 14, 2019 OLD BUSINESS: Item Number: File Number: Title: A. Z-5534-C University and R Street Short-form PCD, located on the northwest corner of University Avenue and R Street. B. Z-6488-C KLR Properties Revised Short-form PCD, located at 12400 Cantrell Road NEW BUSINESS: I. PRELIMINARY PLAT/REPLAT/SITE PLAN REVIEW: Item Number: File Number: Title: 1. S-554-D Lot 1, Mabelvale West Industrial Park Site Plan Review, located at 11,205 Otter Creek South Road 2. S-662-B J. A. Riggs Site Plan Review, located at 9125 I-30 3. S-1649-G Valley Estates of Mabelvale Phase 3 Site Plan Review, located on the north side of Richsmith Lane. II. PLANNED DEVELOPMENTS: Item Number: File Number: Title: 4. Z-5703-F Lot 1, Colonel Glenn Business Center Short-form PCD, located on the SE corner of Colonel Glenn Road and Shackleford Road. 5. Z-5745-C Savvy Kids Learning Center Revised Short-form POD, located at 6813 West 32nd Street. Agenda, Page Two II. PLANNED DEVELOPMENTS: (Continued) Item Number: File Number: Title: 6. Z-6034-B A Top of the Ladder – 2 Short-form PCD, located at 8405 Stanton Road. 7. Z-6318-F Chenal Market Revised Long-form PCD, located at 16105 Chenal Parkway. 8. Z-7948-D Morgan Addition Lot 2 Short-form POD, located at the NW corner of Highway 10 and Morgan Cemetery Road. 9. Z-9389 Dartmoor Manufactured Home Park Short-form PD-R, located at 9413 Dartmoor Drive. 10. Z-9393 2318 Blackwood Short-form PD-R, located at 2318 Blackwood Road. 11. Z-9394 Brasher Duplexes Short-form PD-R, located at the SE corner of West Capitol Avenue and Rice Street. 12. Z-9395 1103 Ringo Airbnb Short-form PD-C, located at 1103 Ringo Street. III. OTHER MATTERS: Item Number: File Number: Title: 13. A-334 Potlatch Deltic 2019 Hwy. 10 Annexation. A request to add approximately 13.26 acres located on the south side of Hwy. 10 immediately east of Robinson Middle School to the City of Little Rock. 14. Amendment to Chapter 36 to create the Heights Landscape Design Overlay District in an area generally described as north of Evergreen Drive, North Lookout Road and Allsopp Park Road; West of Cantrell and Sherrill Road; South of the CRI and P Railroad; and East of University Avenue and McKinley Street. Agenda, Page Three III. OTHER MATTERS: (Continued) Item Number: File Number: Title: 15. LA-0080 Stagecoach Road Advance Grading Variance, located at 10101 Stagecoach Road. 16. LA-0081 Village at Bella Tierra Advance Grading Variance, located at the NE corner of Stagecoach and Alexander Roads. 17. LA-0082 Little Rock Christian Academy Revised Advance Grading Variance, located at 19010 Cantrell Road. March 14, 2019 ITEM NO.: A FILE NO.: Z-5534-C NAME: University and R Street Short-form PCD LOCATION: Northwest corner of N. University Avenue and R Street DEVELOPER: Boen Enterprises P. O. Box 22407 Little Rock, AR 72221 OWNER/AUTHORIZED AGENT: Regions Bank, Owner Crafton Tull, Authorized Agent SURVEYOR/ENGINEER: Crafton Tull 10825 Financial Center Pkwy., Suite 300 Little Rock, AR 72211 AREA: 0.5165 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 3 CENSUS TRACT: 49 CURRENT ZONING: R-2 ALLOWED USES: Single family residential PROPOSED ZONING: PCD PROPOSED USE: Mixed use; retail on ground floor and 8 residential units on second and third floors (4 per floor). VARIANCE/WAIVERS: (a) Variance from street buffer requirement on University Avenue and R Street (b) Variance from the typical minimum parking requirements. March 14, 2019 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-5534-C 2 BACKGROUND: On October 10, 1957, a request to rezone this site from A (R-2) to F (C-3) was withdrawn. On February 20, 1979, the Board of Directors denied a request to rezone the site from A (R-2) to E-1 (O-3). On January 29, 1992, the Planning Commission voted to deny a request to rezone the site from A to O-1. The Commission voted to approve a conditional use permit for a church. In 2013-2014, the church building was removed and the site has been vacant since. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant has submitted a request to rezone the site to PCD planned commercial district to allow for construction of a three-story, mixed use building and associated parking. The applicant desires to construct a single building with 4,864 square feet of retail space on the ground floor and eight (8) studio apartment spaces on the second and third floors (4 units per floor). The building is proposed to be located at the east property line along N. University Avenue. The site plan provides for 23 spaces to be located on the west side of the building with access off of R Street. B. EXISTING CONDITIONS: The property is currently cleared and vacant. Banks are located on the properties to the north and south. Single family residences are located to the west. The traditional Heights commercial district is located across University Avenue to the east. C. NEIGHBORHOOD COMMENTS: Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Heights and Normandy-Shannon Neighborhood Associations. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. N. University Avenue is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. Due to the proposed use of the property, the Master Street Plan specifies that R Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. March 14, 2019 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-5534-C 3 3. A 20 feet radial dedication of right-of-way is required at the intersection of University Avenue and R Street. 4. Repair or replace any curb, gutter, sidewalk and access ramps that are missing, damaged or not in compliance with ADA recommendations in the public right-of-way prior to occupancy. 5. The curb radius at the University & R Street intersection should be improved to a 25 ft. radius. 6. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvements to University Avenue including sidewalks with planned development. The new back of curb should be located 36 ft. from the back of curb on the east side of University Avenue. Sidewalk will maybe required to be relocated on University Ave. Striping should be provided for 3 continuance lanes on University Avenue. The existing inlet along the north property line should be relocated to align with the proposed new curb adjacent to the subject property. 7. A grading permit in accordance with section 29-186 (c) & (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. 8. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). Similar to the bank located on the southside of R Street, a stormwater inlet should be installed at the west property line on R Street and stormwater piped to the creek. 9. 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. 10. 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. 11. Obtain a franchise agreement from Public Works (Bennie Nicolo). 12. 371-4818) for the private improvements such as awnings or planters located in the right-of-way. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer Available to this site. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at this location. There is an existing March 14, 2019 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-5534-C 4 overhead power line on the north side of the property. Care should be used in constructing the drive on the north side of this project as it will be under an energized power line. Proper clearances to the wires must be maintained during and after construction of the drive. 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: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water service to this property. 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. 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 Little Rock Fire Department is 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 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. March 14, 2019 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-5534-C 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. 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. 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. March 14, 2019 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-5534-C 6 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. 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. Parks and Recreation: No comments received. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: 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. Landscape: 1. Site plan must comply with the City’s minimal 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 be less than nine (9) feet. The street buffers adjacent to University Ave and R Street buffer are deficient. 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. March 14, 2019 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-5534-C 7 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, highway or freeway. This strip shall be at least nine (9) feet wide. The minimum dimension shall be one-half (½) the full width requirement but in no case be less than nine (9) feet. 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. Perimeter planting strips adjacent to the R Street right-of-way and a portion of the north perimeter planting strip are deficient. A City Beautiful variance may be required before a building permit is issued. 5. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum 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. Interior parking islands have not been provided. A City Beautiful variance may be required before a building permit is issued. 6. Land use buffers are to be maintained adjacent to the R-2 zoned property to the west. 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. 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. 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. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: This request is located in West Little Rock Planning District. The Land Use Plan shows Public/Institutional (PI) for this property. The Public/Institutional category includes public and quasi-public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. A Planned Zoning District is required if the use is mixed office and commercial. The applicant has applied for a rezoning March 14, 2019 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-5534-C 8 from R-2 (Single Family District) to PCD (Planned Commercial District) to allow development of a future mixed use building as an allowable use. The first floor is commercial and the second floor is residential. Master Street Plan: East of the property is N. University Avenue and it is shown as a Collector on the Master Street Plan. South of the property is R Street and it is shown as 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 a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements. Bicycle Plan: A Class II Bike Lane is shown along N. University Avenue. Bike Lanes provide a portion of the pavement for the sole use of bicycles. H. SUBDIVISION COMMITTEE COMMENT: (November 20, 2018) Brad Peterson of Crafton Tull was present representing the application. Staff introduced the item and noted additional information was needed on the proposed development. Staff requested details on building height, setbacks, signage and site lighting. Staff requested specifics on the type of uses proposed for the ground floor and the size of the units on the second floor. The days and hours of operation for the retail uses were requested. Staff asked for proposed building elevations. Staff asked if access to the retail would be from the University Avenue side. The location of the proposed dumpster was questioned by staff as it was indicated as adjacent to the residential properties to the west. Staff suggested relocating the dumpster. Public Works comments were noted and discussed. The applicant was advised to provide a sketch grading and drainage plan to indicate where runoff would be directed. Staff discussed the nature of the required improvements to the abutting streets. Landscape comments were presented. It was noted that the proposed plan would also require a variance from the City Beautiful Commission. The comments from the other reviewing agencies were noted. The applicant was advised to submit responses to staff issues by November 28, 2018. The committee forwarded the item to the full commission. I. ANALYSIS: The request is to rezone this vacant, .5 +/- acres site from R-2 single family residential to PCD to allow for construction of a three story mixed use building and associated parking. The proposal includes construction of a single building with 4,864 square feet of retail space on the ground floor and two floors of residential units (four, 1,070 square foot units per floor). Uses on the ground floor will be March 14, 2019 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-5534-C 9 limited to those allowed in the C-1 neighborhood commercial district with the exception of the following uses: Church, cigar, tobacco and candy store, custom sewing and millinery, day nursery or day care, adult day care, duplication shop, eating place inside, fire station, key shop, laundromat or pitch-up station, lodge or fraternal organization, medical appliance fitting and sales, medical marijuana cultivation facility, medical marijuana dispensary, mobile canteen, a paint and wallpaper store, pet shop, private school, school, secondhand store, shoe repair, studio, tool and equipment rental and two-family residences. The commercial uses may operate up to seven days a week, from 7 a.m. to 10 p.m. The building is proposed to be located at the University and R Street property lines. A 23 space parking lot is proposed to be located on the west side of the building, with access off of R Street. The three story building will have a height of 40 feet at the highest parapet. Access to the retail spaces will be from both the east and west sides. Retail spaces will also adjoin the interior building lobby. No ground mounted sign is proposed. Signage will consist of wall signage on both the east and west facades. Site lighting will be directed inward and downward with full cut off. Where practicable, lighting will be limited to bollard, landscape and building lighting. The dumpster is being shown on the south perimeter of the parking lot, with the opening directed to the street. This requires the dumpster service truck to back directly into the street. The dumpster screen will be constructed from masonry, brick or façade materials complimentary to the building, with a solid metal gate. Service hours are limited to 7 a.m. to 6 p.m., Monday – Friday. The applicant submitted responses to issues raised at subdivision committee and has stated they will comply with all comments. A variance is requested from the street buffer requirement along both street frontages as the building is proposed to be located at those property lines. The building height of 40 feet is taller than the typical building height of 35 feet. As a PCD, it is not a variance. The typical parking requirement for the proposed use mix is 28 spaces. 12 spaces are required for the residential uses (1.5/per unit). 16 spaces are required for the commercial spaces (1/300 sq. ft.). The plan indicates only 23 spaces. Staff is not supportive of the proposed PCD zoning. Staff does not believe it is appropriate to extend commercial zoning and uses across to the west side of University Avenue. Staff has previously voiced support for some level of residential zoning above traditional detached single family density on the west side of University at this location. Other than for the two banks and a dentist office, all uses west of University in this area are single family residences. The office and commercial zoning north of this site, at Kavanaugh and University, are the result March 14, 2019 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-5534-C 10 of court action in the early 1960’s. Neither staff nor the planning commission supported the PD-O zoning to allow the bank located south of this site. The adopted land use plan show PI public and institutional for the site which is reflective of its past occupancy by a church. RL residential low density is the predominant land use pattern west of University. Additionally, staff cannot support the plan showing the dumpster as located with service being directly off of R Street. There are potential issues related to stormwater run-off and detention which staff continues to study. That information will be provided to the commission at the hearing. J. STAFF RECOMMENDATION: Staff recommends denial of the application. PLANNING COMMISSION ACTION: (DECEMBER 13, 2018) The applicant was present. There were several objectors present. Staff informed the commission that the applicant had, just prior to the meeting, requested deferral of the item to allow time to meet with the neighborhood and to consider possible revisions to the proposal. Staff recommended deferral of the item to the January 31, 2019 meeting. There was no further discussion. A motion was made and seconded to waive the commission’s bylaws to allow the late request for deferral. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. The item was then placed on the consent agenda and approved for deferral to the January 31, 2019 meeting by a vote of 10 ayes, 0 noes and1 absent. STAFF UPDATE AND RECOMMENDATION: No additional information has been submitted. Staff continues to recommend denial of the application. PLANNING COMMISSION ACTION: (JANUARY 31, 2019) The applicant was not present. There were no objectors present. Staff informed the commission that the required notices had not been sent and the item needed to be deferred. There was no further discussion. The item was placed on the consent agenda and approved for deferral to the March 14, 2019 meeting. The vote was 10 ayes, 0 noes and 1 absent. March 14, 2019 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-5534-C 11 STAFF UPDATE AND RECOMMENDATION: The applicant submitted some revisions to the plan. The proposed building façade has been revised to have a more contemporary appearance but remains 3-stories with a predominate height of 36 feet. The maximum parapet height will be 40 feet. The first floor will be dedicated to retail and office uses selected from the C-1 zoning district as previously proposed. The second and third floors will be residential condos with individual ownership. The site plan has been revised to show covered parking along the west side of the parking lot to serve the residents of the condos. The dumpster area has been moved away from the street and adjacent residential property. Compliance with Public Works comments regarding street design, drainage and signage is shown on the revised site plan. The developer is offering street modifications and installation of signage on R Street to provide a one-way east bound street from Normandy to the west boundary of the Regions Bank property. The developer is also open to exploring options for modifying existing site lighting on the Regions Bam property to alleviate impacts to neighboring residences. Storm drainage improvement will be installed on both sides of R Street to accommodate drainage from the wider street and stormwater detention will be installed to limit runoff to below downstream capacities. In order to limit the perceived height of the building relative to adjacent properties, the finished floor of the new building is now proposed to be set approximately 3 feet below the grade of the University Avenue and R Street elevation. This will limit the fill across the west half of the site and lower the height of the retaining wall adjacent to residential properties. The covered parking, new 6 foot wood fence and dense evergreen screening along the west property line ae proposed to work in conjunction with the existing 6 foot fence and mature vegetation to limit sight lines from the residential balconies to the west. In response to the submittal, Public Works staff has the following additional comments: 1. Signage and improvement plans for R Street will be required to be approved and installed prior to the proposed modification to the existing traffic pattern 2. One way east bound traffic flow on R Street would result in properties at 55, 56 and 57 Normandy Drive having reduced access from Cantrell road only. Access will no longer be permitted from University Avenue by way of R Street. Depending on the location of the proposed driveway, 54 Normandy Drive may be impacted also. 3. Provide written acknowledgement from the property owners impacted by the proposed change in the one-way east bound traffic flow on R Street in support of the revision. 4. The proposed grading and drainage plan shows areas of the site to drain to R Street where previous flows were not directed. Provide calculations to determine sufficient capacity of the existing R Street drainage infrastructure. If sufficient capacity March 14, 2019 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-5534-C 12 is not available, excess detention must be provided on site to not exceed the existing R Street drainage infrastructure during the 25 year storm event. 5. “No Parking” signage should be installed on R Street prior to the issuance of a certificate of occupancy for the proposed development. 6. Are the existing utility communication lines on University Avenue adjacent to the subject property proposed to be buried or relocated for the possible installation of street trees and a wider sidewalk? Staff continues not support the extension of commercial uses across University Avenue. Staff believes the proposed development will have a negative impact on the adjacent residential neighborhood from a use, traffic, lighting, noise and drainage perspective. Staff recommends denial of the proposal. PLANNING COMMISSION ACTION: (MARCH 14, 2019) The applicant was not present. There were no objectors present. Staff informed the commission that the applicant had informed staff on March 8 of his desire to amend the application to reduce the building down to two stories with either one floor of retail/commercial and one floor with four residences or two floors with four residences per floor. Staff stated they believed the item needed to be deferred to allow time for staff to review the amended application and to allow the applicant an opportunity to meet with the neighborhood. There was no further discussion. The item was placed on the consent agenda and approved for deferral to the April 25, 2019 agenda. The vote was 10 ayes, 0 noes and 1 absent. March 14, 2019 ITEM NO.: B FILE NO.: Z-6488-C NAME: KLR Properties Revised Short-form PCD LOCATION: 12400 Cantrell Road DEVELOPER: KLR Properties P. O. Box 21051 Little Rock, AR 72221 OWNER/AUTHORIZED AGENT: KLR Properties, owner River City General Contractors, agent SURVEYOR/ENGINEER: Lewis Architects Engineers 11225 Huron Lane Little Rock, AR 72211 AREA: 2.97 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 4 PLANNING DISTRICT: 1 CENSUS TRACT: 42.05 CURRENT ZONING: PCD ALLOWED USES: O-3 General Office District uses, health studio and spa, restaurant PROPOSED ZONING: Revised PCD PROPOSED USE: To add parking along the side of the joint access easement. No change in uses. VARIANCE/WAIVERS: None requested BACKGROUND: On October 18, 2016, the property was rezoned from O-3 general office district to PCD planned commercial district to allow the development of the site with a new multi-tenant March 14, 2019 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-6488-C 2 building containing 14,000 square feet of floor area. The approval allowed the following uses: (a) 6,000 square feet: A Kick Above personalized fitness training facility (health studio and spa). Also to utilize 1,600 square feet of mezzanine space. (b) 4,000 square feet: Silks A Bloom, permanent botanicals and creative arrangements (florist shop). (c) 2,000 square feet: River City Contractors: (general and professional office). (d) 2,000 square feet: Shelled area: (general and professional office). Access to the site was proposed from a shared driveway with the adjacent property to the west. Parking was to be located in front of and behind the building. On June 6, 2017, a revision to the PCD was approved. The revision was only to the allowed use mix within the building. No change to the plan was proposed. The new use mix was as follows: (a) 6,000 square feet: A Kick Above personalized fitness training facility (health studio and spa). Also to utilize 1,600 square feet of mezzanine space. (b) 2,000 square feet: Firehouse Subs. (c) 2,000 square feet: River City Contractors (general and professional office). (d) 4,000 square feet: Shelled area (general and professional office). The building has been constructed and is occupied. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing a revision to the approved PCD solely for the purpose of allowing parallel parking along the shared access easement drive between this property and the office building adjacent to the west. B. EXISTING CONDITIONS: The site is developed with the approved development. An office building is adjacent to the west. A utility substation is adjacent to the east. A church is located across Cantrell Road to the south. C. NEIGHBORHOOD COMMENTS: Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Piedmont Neighborhood Association. March 14, 2019 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-6488-C 3 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments. Entergy: No comments. Centerpoint Energy: No comments received. AT & T: No comments received. Central Arkansas Water: No comments. 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. 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 Marshals 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 comments received. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: No comments. Landscape: No comments. March 14, 2019 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-6488-C 4 G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: This request is located in River Mountain District. The Land Use Plan shows Transitional Use (T) for this property. Transition is a land use plan designation that provides for an orderly transition between residential uses and other more intense uses. Transition was established to deal with areas which contain zoned residential uses and nonconforming nonresidential uses. A Planned Zoning District is required unless the application conforms to the Design Overlay standards. Uses that may be considered are low-density multi-family residential and office uses if the proposals are compatible with quality of life in nearby residential areas. The applicant has applied for a revised PCD (Planned Commercial District) to add parallel parking on one side of the driveway. The request is in the Highway 10 Design Overlay District. Master Street Plan: 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. 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 I Bike Path is 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 an easement is recommended. Nine-foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). H. SUBDIVISION COMMITTEE COMMENT: (November 20, 2018) The applicant was not present. Staff presented the item and noted there was no additional information needed. The committee forwarded the item to the full commission. I. ANALYSIS: There were no issues from the Subdivision Committee meeting which needed responses. The site has been developed under the current PCD zoning as noted in the “Background” section above. The only change proposed under this revision is to allow parallel parking for 5-6 vehicles on the east side of the driveway within the common access easement between this lot and the lot adjacent to the west. There is sufficient pavement width to accommodate parking on this one side of the March 14, 2019 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-6488-C 5 driveway and still retain adequate driveway width. There are two driveways from the access easement onto this property. Staff can support parallel parking on the east side of the access easement driveway, north of the northern driveway; not between the driveways or south of the southern driveway. Parking must be limited to those areas which do not violate Little Rock Traffic Code or Fire Department regulations. J. STAFF RECOMMENDATION: Staff recommends approval of the revision to the PCD to allow parallel parking on the east side of the common access easement driveway, north of the northern driveway only. The parking must be located so as not to violate Little Rock Traffic Code or Fire Department regulations. PLANNING COMMISSION ACTION: (DECEMBER 13, 2018) The applicant was not present. There were no objectors present. Staff informed the commission that the applicant had failed to send the required notices and the item needed to be deferred. There was no further discussion. The item was placed on the consent agenda and approved for deferral to the January 31, 2019 meeting by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (JANUARY 31, 2019) The applicant was not present. There were no objectors present. Staff informed the commission that the required notices had not been sent and the item needed to be deferred. There was no further discussion. The item was placed on the consent agenda and approved for deferral to the March 14, 2019 meeting. The vote was 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (MARCH 14, 2019) 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, including all staff comments and conditions. The vote was 10 ayes, 0 noes and 1 absent. March 14, 2019 ITEM NO.: 1 FIL E NO.: S-554-D NAME: Lot 1, Mabelvale West Industrial Park Site Plan Review LOCATION: 11,205 Otter Creek South Road DEVELOPER: Crossland Realty Group 833 S. East Ave. Columbus, KS 66725 OWNER/AUTHORIZED AGENT: Crossland Realty Group, owner McGetrick & McGetrick, authorized agent SURVEYOR/ENGINEER: McGetrick & McGetrick 11601 Bass Pro parkway Little Rock, AR 72210 AREA: 12.72 acres NUMBER OF LOTS: 1 lot, 1 tracts FT. NEW STREET: 0 LF WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 41.03 CURRENT ZONING: I-2, Light Industrial VARIANCE/WAIVERS: 1. Access to public street with a 60’ access easement to the second tract. BACKGROUND: In 2007, plans were approved for construction of a 200,000 square foot building on this property. However, only a 100,000 square foot building was constructed. In 2012, a site plan was approved showing two buildings. The second building was never constructed. March 14, 2019 SUBDIVISION ITEM NO.: 1 (Cont.) FIL E NO.: S-554-D 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting site plan review approval to allow for construction of a second, 70,000 square foot warehouse building. A 47-space parking lot is indicated on the north side of the proposed new building. A truck dock area is indicated on the east side of the building. The site consists of one, 12.72 acre tract. The applicant has indicated two tracts corresponding to the phases with the existing development being on Tract/Phase 1 and the proposed new building being on Tract/phase 2. A 60-foot wide access-utility easement has been indicated along the east perimeter of Tract/phase 1 to provide access to the rear tract/phase in case a plat is ever filed at a future date to subdivide the property. B. EXISTING CONDITIONS: The northern portion of the property is developed with a 100,000 square foot warehouse building. The southern portion of the tract was cleared some years ago and has some new-growth trees and brush. Light industrial uses occupy the I-2 zoned properties to the west and north. Undeveloped I-2 zoned property is adjacent to the east. The MoPac Railroad main line is adjacent to the south. C. NEIGHBORHOOD COMMENTS: Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and Southwest Little Rock United for Progress. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged and not in compliance with ADA recommendations in the public right- of-way prior to occupancy. 2. A grading permit in accordance with section 29-186 (c) & (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. 3. Storm water detention ordinance applies to this property. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner. 4. 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. March 14, 2019 SUBDIVISION ITEM NO.: 1 (Cont.) FIL E NO.: S-554-D 3 5. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. 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. 7. All public drainage easements including the easement along the south property line must be unobstructed and access provided to the public right-of-way by constructed infrastructure and/or documented on the final plat. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer Available to this site. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at this location. A three-phase overhead power line already exists on the west side of the property. 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 comment received. Central Arkansas Water: No comments received. 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 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 (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. March 14, 2019 SUBDIVISION ITEM NO.: 1 (Cont.) FIL E NO.: S-554-D 4 County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: 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 Steve Crain at 501-371-4875; scrain@littlerock.gov Landscape: 1. Any new site development must comply with the City’s minimal 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 in width. 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. 3. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum 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. 4. 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 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. An irrigation system shall be required for developments of one (1) acre or larger. 6. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance March 14, 2019 SUBDIVISION ITEM NO.: 1 (Cont.) FIL E NO.: S-554-D 5 requirements can be given when preserving trees of six (6) inch caliper or larger. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments. Planning Division: No comments. H. SUBDIVISION COMMITTEE COMMENT: (February 20, 2019) Pat McGetrick was present representing the application. Staff presented the item and noted some additional information was needed. Staff requested that building setbacks be labeled, the dumpster and screening be shown, fencing indicated, pavement material labeled and lighting described. Public Works comments were noted and discussed. Other reviewing departments and outside agency comments were noted. The applicant was advised to respond to staff issues by February 27, 2019. The committee forwarded the item to the full commission. I. ANALYSIS: The request is site plan review to allow for construction of a second building on this 12.68 acre, I-2 zoned site. The site contains a 100,000 square foot ware house building. A second, 70,000 square foot building is proposed to be built south of the existing building. A 60-foot wide access/utility easement is being shown along the east side of Tract 1 to provide access to Tract 2 in case an application to subdivide the property is ever filed. The applicant submitted responses to the issues raised at subdivision committee. The rear yard setback for the existing building on Tract 1 is shown at 25 feet, complying with code if the overall tract is ever subdivided. The dumpster and required screening have been indicated at the south end of the extended driveway. Pavement materials will include asphalt with concrete where truck traffic will occur. All lighting will be wall-packs located on the buildings and directed downward to cover the parking lot. No new fencing is proposed other than around a laydown area on the east side of the new building. Building height will not exceed the ordinance-allowed 35 feet. With construction of the new building, building coverage will be 30% of the total lot area. Signage will be on the front of the building facing the street. A single ground mounted sign is shown at the street. The applicant has responded that they will comply with public works and landscape comments. March 14, 2019 SUBDIVISION ITEM NO.: 1 (Cont.) FIL E NO.: S-554-D 6 Section 31-13 of the code states: Term of approval. Any applicant receiving approval of a site plan shall be limited to a maximum of three (3) years from the date of approval to obtain all required permits unless an extension of time is granted by the planning commission. Otherwise, the site plan approval shall be considered void. In an approved multiple-phased development, any phases for which the required permits have not been obtained within three (3) years of the date of approval must be reviewed and approved by the planning commission in the same manner as established for the initial subdivision site plan review. To staff’s knowledge there are no outstanding issues. The site plan complies with ordinance standards for development in the I-2 zoning district. J. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions outlined in paragraphs D, E and F and the staff analysis in the agenda staff report. PLANNING COMMISSION ACTION: (MARCH 14, 2019) 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, including all staff comments and conditions. The vote was 10 ayes, 0 noes and 1 absent. March 14, 2019 ITEM NO.: 2 FILE NO.: S-662-B NAME: J. A. Riggs Site Plan Review LOCATION: 9125 I-30 DEVELOPER: J. A. Riggs Tractor Company 9125 I-30 Little Rock, AR 72209 OWNER/AUTHORIZED AGENT: J. A. Riggs Tractor Co., owner White-Daters & Associates, authorized agent SURVEYOR/ENGINEER: White-Daters & Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 27.4 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 2 PLANNING DISTRICT: 15 CENSUS TRACT: 41.03 CURRENT ZONING: I-2, Light Industrial VARIANCE/WAIVERS: None requested. BACKGROUND: J. A. Riggs Tractor Company has occupied this site for many years. The site has been through multiple building site plan review twice in the past 30 years; in 1986 and again in 2007. The property has been modified over the years to upgrade facilities. The property contains multiple buildings housing offices, warehouses and tractor/heavy equipment sales and service operations. The site also contains areas of tractor/heavy equipment display. March 14, 2019 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-662-B 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to remove two small buildings located in the southern portion of the site and to construct a new, 30,000 square foot building in their place. B. EXISTING CONDITIONS: The property is developed as a multiple building tractor/heavy equipment sales and service business. S. University Avenue and the MoPac railroad main line are adjacent to the southeast. Interstate 30 is adjacent to the north. Vacant I-2 and - 4 zoned property (owned by this applicant) is located across Chicot Road to the West. C. NEIGHBORHOOD COMMENTS: Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Cloverdale and Southwest United for Progress Neighborhood Associations. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Obtain a franchise application from Public Works (Bennie Nicolo, 371-4818) for the private improvements such as the concrete surfacing located in the right- of-way. Following review, approval of a franchise permit must be obtained from the CLR Board of Directors. 2. The proposed building is near the floodplain, provide a finish floor elevation of the building to 1 ft. or more above the base flood elevation. 3. What is the purpose for the crossroad? What equipment will take access? The proposed street pavement section for the concrete paving must be approved by CLR engineering staff must consider the proposed loads and equipment type. 4. Appropriate signage, flagmen, and possibly temporary barricades may be required to be provided. 5. Maintenance of the crossroad will be the responsibility of JA Riggs to maintain in a manner as required by CLR Public Works staff. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer Available to this site. EAD analysis required. March 14, 2019 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-662-B 3 Entergy: Entergy does not object to this proposal. There is an existing underground primary voltage distribution line feeding the property from Chicot Road along the south and eastern edges of the property. Please locate all UG utilities before digging for the demolition of, and installation of buildings. There is also an existing overhead power line which runs along the west side of Chicot Road. Care should be used in installing the drive across Chicot Road as there are overhead wires which could impact clearances to any equipment being moved underneath them. All NESC (code) required clearances must be maintained during and after construction. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: Centerpoint Energy owns and operates natural gas infrastructure running along the west side of Chicot Rd. We advise 811 is called prior to constructing the crossroad and driveway as indicated on the proposed plat. AT&T: No comments received. Central Arkansas Water: No comments received. 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 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 14, 2019 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-662-B 4 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. 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. March 14, 2019 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-662-B 5 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. 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 March 14, 2019 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-662-B 6 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. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: 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 Steve Crain at 501-371-4875; scrain@littlerock.gov NOTE: A demo permit is required for the demolition of a complete building. Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. 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. TRANSPORTATION/PLANNING: Rock Region Metro: No comments. Planning Division: No comments. H. SUBDIVISION COMMITTEE COMMENT: (February 20, 2019) Joe White was present representing the application. Staff presented the item and noted additional information was needed on the property and the proposal. Staff requested the applicant provide the proposed use of the new building and that setbacks from property lines be labeled for the new building. Staff requested the total number of on-site parking spaces. As per the PUD regulations, staff requested the proposed and existing building coverage in square feet and as March 14, 2019 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-662-B 7 a percentage of tract coverage. Staff requested information on existing and proposed site lighting, noting it should be low-level and directional, shielded downward and into the site. Staff requested that existing and proposed fencing and the dumpster areas and required screening be located on the site plan. There was then a discussion of the applicant’s proposal to utilize the property across Chicot Road for training and testing on the equipment sold by the company. The applicant had proposed creating a concrete section crossing Chicot Road to provide access for the heavy equipment to cross the street. Staff requested more information on the nature of the proposed use of the property, noting there were concerns about allowing that activity. Public Work’s comments were noted and discussed. Public Works staff also voiced concern about creating a private, concrete crossing on Chicot road. Staff expressed concerns about public safety with heavy equipment crossing the street. The applicant stated he would speak with the property owner about dropping that aspect of the proposal and focusing on the new building within the business site. Other reviewing departments and agency comments were noted. The applicant was advised to respond to staff issues by February 27, 2019. The committee forwarded the item to the full commission. I. ANALYSIS: The applicant submitted responses to issues raised at subdivision committee. The proposal to create a crossing on Chicot Road has been dropped. The focus now is only on the site plan review to allow for construction of the new, 30,000 square foot building. The new building is to replace two buildings which will be removed. The business’ machine shop is proposed to occupy the new building. The new building will have a height not to exceed the I-2 district allowable height of 45 feet. Setbacks will exceed the minimums for the district. The total area of existing buildings is 200,925 square feet. That will change to 224,375 with removal of the two buildings and construction of the new one. Total building coverage of the site is 17.1%. The Site contains 202 parking spaces as well as areas for parking/display of equipment and tractors. The dumpsters are located within the equipment yard and are screened by the existing buildings. A six foot tall chain-link fence surrounds the property with the exception of the front entrance and visitor parking. No change to the site lighting is planned at this time. If changes are made, the new lighting will be low-level and directional, shielded downward and into the site. No additional signage is proposed. March 14, 2019 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-662-B 8 The property on the west side of Chicot Road will be used for company events for employees and customers. There will be equipment demonstrations and training during the day. Any areas that are excavated during these demonstration/training events will be regraded, leveled and seeded to allow for mowing and maintenance. This will allow Riggs to maintain this portion of the property as they do with the remainder of their facility. To staff’s knowledge there are no outstanding issues. The proposed site plan complies with the standards of the code for site plan review and no variances are requested. Section 31-13 states: Terms of approval. Any applicant receiving approval of a site plan shall be limited to a maximum of three (3) years from the date of approval to obtain all required permits unless an extension of time is granted by the planning commission. Otherwise, the site plan approval shall be considered void. In a multiple phased development, any phases for which the required permits have not been obtained within three (3) years of the date of approval must be reviewed and approved by the planning commission in the same manner as established for the initial subdivision site plan review. J. STAFF RECOMMENDATION: Staff recommends approval of the site plan subject to compliance with the comments and conditions outlined in paragraphs D, E and F and the staff analysis in the agenda staff report. PLANNING COMMISSION ACTION: (MARCH 14, 2019) 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, including all staff comments and conditions. The vote was 10 ayes, 0 noes and 1 absent. March 14, 2019 ITEM NO.: 3 FILE NO.: S-1649-G NAME: Valley Estates of Mabelvale, Phase 3 Site Plan Review LOCATION: North side of Richsmith Lane DEVELOPER: Valley Estates at Mabelvale Phase III, Limited Partnership 9800 Maumelle Blvd. Maumelle, AR 72113 OWNER/AUTHORIZED AGENT: Valley Estates at Mabelvale Phase III, Limited Partnership, owner Crafton Tull, authorized agent SURVEYOR/ENGINEER: Crafton Tull 10825 Financial Center Pkwy., Suite 300 Little Rock, AR 72211 AREA: 2.9 acres NUMBER OF LOTS: 1 FT. NEW STREET: 284 +/-LF WARD: 7 PLANNING DISTRICT: 15 CENSUS TRACT: 41.05 CURRENT ZONING: C-3 General Commercial District VARIANCE/WAIVERS: 1. Proposed building height of 43 feet; 35 feet allowed in C-3. BACKGROUND: On November 4, 2010, the planning commission approved a site plan review to allow for the development of four, three-story buildings of multifamily on the two lots located adjacent to the west. Each lot was to contain two buildings with 24 apartments in each building. One single access driveway off of Richsmith Lane was approved with a secondary, gated emergency access. That development has been completed and is occupied. March 14, 2019 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1649-G 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting site plan review approval to allow for construction of the third phase of Valley Estates of Mabelvale. The project consists of two, three- story buildings, each containing 24 apartments. The building finish will consist of brick and vinyl siding and will match the other two phases. A 6-foot wood privacy fence will be installed on the site’s northern and eastern perimeters. Access will be via a cross-access easement through Phases 1 and 2. An additional emergency access with a pipe gate and knox box will be provided along Richsmith Lane. The developer will extend Richsmith Lane by approximately 284 feet. The street will be built to City standards. An existing gravel turn-around at the current end of Richsmith will be relocated to the end of the extended street. Parking for 100 vehicles will be provided, exceeding the ordinance minimum of 72 required for a 48-unit multifamily development. B. EXISTING CONDITIONS: The site is cleared and undeveloped. Multifamily development extends west of this site to Mabelvale Pike. Wooded C-3 zoned properties are located to the north and east. A commercial shopping center is located farther to the north. A new LRSD high school campus is under construction to the south. C. NEIGHBORHOOD COMMENTS: Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Mavis Circle, Pinedale, West Baseline and SWLRUP Neighborhood Associations. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. 60 ft. wide right-of-way for Richsmith Lane should be dedicated with the platting of Lot 7. 2. With site development, provide design of street conforming to the Master Street Plan. Construct street improvement to these streets including 5-foot sidewalks with planned development. 3. A grading permit in accordance with section 29-186 (c) & (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. 4. Provide temporary cul de sac turnaround at the east end of Richsmith Lane in conformance with Fire Code standards. March 14, 2019 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1649-G 3 5. Storm water 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 landowner. 6. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. A curb cut or lowering of curb must be provided for gravel drive for emergency access. 8. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 9. Street lights are required by Section 31-403 of the LR code. Provide plans for approval to Traffic Engineering. Street lights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineer 379-1813 (Greg Simmons) for more info. 10. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more information. 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. The owner and/or manager of each multi-family residence of 100 or more dwelling units shall provide recycling and encourage participation by the tenants, renters, or owners of each unit. Contact Melinda Glasgow at 371-4646 for more information. 13. 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. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer main extension required with easements if new sewer service is required for this project. Capacity Fee Review Required. No Stormwater detention within 10 of sewer main. Entergy: Entergy does not object to this proposal. There is an existing underground power line to the west of this development feeding the previous Phase of Valley Estates. It does not appear to conflict with the proposal. Contact March 14, 2019 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1649-G 4 Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comments received. Central Arkansas Water: No comments received. AT&T: No comments received. 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 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. 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 March 14, 2019 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1649-G 5 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. 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. March 14, 2019 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1649-G 6 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. Multi-Family Residential Developments As per Appendix D, Section D106.1 of the 2012 Arkansas Fire Prevention Code Vol. 1. Projects having more than 100 dwelling units. Multiple-family residential projects having more than 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads. Exception: Projects having up to 200 dwelling units may have a single approved fire apparatus access road when all building, including nonresidential occupancies are equipped throughout with approved automatic sprinkler systems installed in accordance with Section 903.3.1.1 or 903.3.1.2 As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention Code Vol. 1. Projects having more than 200 dwelling units. Multiple-family residential projects having more than 200 dwelling units shall be provided with two separate and approved fire apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler system. 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. March 14, 2019 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1649-G 7 County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: 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 Steve Crain at 501-371-4875; scrain@littlerock.gov Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. 2. 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, highway or freeway. This strip shall be a minimum of nine (9) feet in width. 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. 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 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 maximum width of the required buffer is fifty (50) feet. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The property to the east is zoned R-2. 5. A as a component of all land use buffer requirements, opaque screening, whether a fence or other device, 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. March 14, 2019 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1649-G 8 6. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). For developments with more than one hundred fifty (150) parking spaces the minimum size of an interior landscape area shall be three hundred (300) square feet. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 7. 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 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. An irrigation system 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. TRANSPORTATION/PLANNING: Rock Region Metro: No comments. Planning Division: No comments. H. SUBDIVISION COMMITTEE COMMENT: (February 20, 2019) Travis Tolley, with Crafton Tull, was present representing the application. Staff presented the item and noted little additional information was needed. Staff noted all site lighting should be low-level and directional, shielded downward and into the site. Staff requested a breakdown of the 48 units by number of bedrooms. Staff noted the lot would have to be final-platted prior to submission for a building permit. In response to a question from staff, Mr. Tolley stated the building height was 35 feet as measured to the mid-point of the pitched roof and the previously noted building height of 42’11” was actually to the peak of the pitched roof. March 14, 2019 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1649-G 9 Public Works comments were presented and discussed. Comments from the other departments and reviewing agencies were noted. The applicant was advised to respond to staff issues by February 27, 2019. The committee forwarded the item to the full commission. I. ANALYSIS: The applicant is requesting site plan review approval to allow for construction of the third phase of Valley Estates of Mabelvale. The project consists of two, three- story buildings, each containing 24 apartments. Associated with the development is the extension of Richsmith Lane by approximately 284 feet, terminating in a temporary gravel turn-around. The applicant submitted responses to issues raised at subdivision committee. Site lighting will be building mounted wall packs similar to that installed in Phases 1 and 2. The lighting will be shielded downward and into the site. Of the 48 proposed units, 12 are 1-bedroom, 16 are 2-bedroom and 20 are 3-bedroom. The applicant has indicated compliance with all comments presented at subdivision committee. To staff’s knowledge there are no outstanding issues. The proposed development complies with the standards of the code established for site plan review. Section 31-13 of the code states: Terms of approval. Any applicant receiving approval of a site plan shall be limited to a maximum of three (3) years from the date of approval to obtain all required permits unless an extension of time is granted by the planning commission. Otherwise, the site plan approval shall be considered void. In a multiple-phases development, any phases for which the required permits have not been obtained within three (3) years of the date of approval must be reviewed and approved by the planning commission in the same manner as established for the initial subdivision site plan review. J. STAFF RECOMMENDATION: Staff recommends approval of the site plan subject to compliance with the comments and conditions outlined in paragraphs, E and F and the staff analysis in the agenda staff report. March 14, 2019 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1649-G 10 PLANNING COMMISSION ACTION: (MARCH 14, 2019) 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, including all staff comments and conditions. The vote was 10 ayes, 0 noes and 1 absent. March 14, 2019 ITEM NO.: 4 FILE NO.: Z-5703-F NAME: Lot 1, Colonel Glenn Business Center Short-form PCD LOCATION: SE corner of Colonel Glenn Road and Shackleford Road DEVELOPER: Bluefin Development 610 President Clinton Ave. Little Rock, AR 72201 OWNER/AUTHORIZED AGENT: Bluefin Development, owner Richardson Engineering, authorized agent SURVEYOR/ENGINEER: Richardson Engineering 210 West Sevier St. Benton, AR 72015 AREA: 1.54 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 7 PLANNING DISTRICT: 12 CENSUS TRACT: 24.05 CURRENT ZONING: POD, planned office development district ALLOWED USES: Future Commercial, no plan approved under original PUD zoning PROPOSED ZONING: PCD, planned commercial development district PROPOSED USE: Convenience store with gas pumps VARIANCE/WAIVERS: 1. Reduction in on-site landscaping March 14, 2019 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-5703-F 2 BACKGROUND: On July 20, 2004, the Board of directors adopted Ordinance No. 19,137 establishing a two-lot POD for the 11 +/- acres located at the southeast corner of Col. Glenn and Shackleford. Lot 1 (this subject property) was shown to be set aside for a future commercial development. Lot 2, which encompassed the remainder of the site was to be developed for office/showroom/warehouse uses in multiple buildings. On February 15, 2005 the Board adopted Ordinance No. 19,278 allowing Lot 2 to be developed as three individual lots. Each of the three new lots were approved for office/showroom/warehouse uses with one building to be constructed on each of the lots. Lot 1 was set aside for future development with C-3 uses. Subsequent revisions to the PUD’s for Lots 2, 3 and 4 allowed them to be developed with specific uses and development plans. Lot 2 was approved for a single building containing office/showroom/warehouse uses as well as a select list of C-1 commercial uses. Lot 4 was approved for a tennis center and then for a mini-warehouse development. Lot 3 was approved for a machinery sales and service company. Lots 2, 3 and 4 have been developed. Lot 1 has remained undeveloped. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting approval of rezoning to PCD to allow for development of the site with a convenience store with gas pumps. The development is to consist of a 4,200 square foot convenience store building, a detached canopy-covered, multi-pump gas facility and associated parking. Access to the site will be via the two existing shared access drives located to the east and south of the lot. B. EXISTING CONDITIONS: The site is cleared and undeveloped. The lots to the east and south contain the development as described in the background above. A lawn service company is located on the I-2 property across Shackleford to the west. Undeveloped R-2 zoned property is located across Col. Glenn to the north. Other uses in the general area include a variety of light industrial and commercial uses. C. NEIGHBORHOOD COMMENTS: Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the John Barrow and Tall Timbers Neighborhood Associations. March 14, 2019 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-5703-F 3 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged and not in compliance with ADA recommendations in the public right- of-way prior to occupancy. 2. Storm water 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's association. 3. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior 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. 5. Show existing curb cuts on the east and south sides of shared access drive. 6. Per the CLR Stormwater Management and Drainage Manual, depth of detention ponds shall not exceed 4 ft. and maximum side slopes of 3:1. In no case shall the limits of maximum ponding elevation be closer than 30 ft. horizontally from any building and less than 1 ft. vertically below the lowest sill or floor elevation. 7. Concrete trickle channels are suggested to be installed within the detention pond for ease of maintenance. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No Stormwater detention within 10 of sewer main. FOG analysis required. Connection to private sewer system allowed under previous agreement. Entergy: Entergy does not object to this proposal. There is an existing three phase, overhead power line on the north side of Colonel Glenn and on the west side of Shackelford. Neither line conflicts with the project proposal. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: the proposed plat indicates a gas main is currently located on the property that would run through a proposed parking lot and under a March 14, 2019 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-5703-F 4 proposed retention pond. Centerpoint Energy would like the surveyor to verify the location of natural gas main infrastructure prior to finalizing the proposed plat. AT&T: No comment received. Central Arkansas Water: No comments received. 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 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. 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. 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. March 14, 2019 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-5703-F 5 County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: 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 Steve Crain at 501-371-4875; scrain@littlerock.gov Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. 2. 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, highway or freeway. This strip shall be a minimum of nine (9) feet in width. 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. 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. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum 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. 5. 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 the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the March 14, 2019 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-5703-F 6 building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 6. Any trash receptacles or pickup shall be oriented away from a primary street side of the property and screened from the public right-of-way. Screen shall exceed the height of the dumpster or trash containment areas by at least two (2) feet not to exceed eight (8) feet total height. 7. An 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. TRANSPORTATION/PLANNING: Rock Region Metro: No comments. Planning Division: This request is located in 65th Street West Planning District. The Land Use Plan shows Light Industrial (LI) for these properties. 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 POD (Planned Office Development) to PCD (Planned Commercial Development) to allow the development of a convenience store with gas pumps. Master Street Plan: North of the property is Colonel Glenn Road and it shown as a Principal Arterial on the Master Street Plan. East of the property is Shackleford Road and it is shown as a Minor 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 Colonel Glenn Road since it is a Principal Arterial: 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 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 14, 2019 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-5703-F 7 Bicycle Plan: A Class I Bike Path is shown along Colonel Glenn Road and Shackleford 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). H. SUBDIVISION COMMITTEE COMMENT: (February 20, 2019) Eric Richardson was present representing the application. Staff presented the item and noted little additional information was needed. Staff requested the building height, a signage plan and the proposed days and hours of operation. Staff noted all site lighting should be low-level and directional, shielded downward and into the site. Staff advised the applicant to relocate the dumpster out of the street-side perimeter of the site. Public Works comments were presented and discussed. The applicant indicated no issue with compliance with those comments. Landscape comments were presented. Staff noted the plan was short on fulfilling the interior landscape area requirement. Other reviewing departments and agencies comments were noted. The applicant was advised to respond to staff issues by February 27, 2019. The committee forwarded the item to the full commission. I. ANALYSIS: The request is a rezoning of this 1.54 acre lot from POD to PCD to allow for development of a convenience store with gas pumps. Since the inception of this subdivision, this lot has been indicated for future commercial development. The applicant proposes to construct a 4,200 square foot convenience store building and a detached fuel island canopy. Access to the site will be via two existing shared access drives. The applicant submitted responses to issues raised at subdivision committee. The dumpster has been relocated away from the streets, to a location east of the building. The detention area has been moved to the east side of the site. The proposed building height is approximately 28 feet. Days and hours of operation are proposed as 24 hours per day, 7 days per week. All site lighting is to be low- level and directional, shielded downward and into the site. No fencing is proposed. No signage plan was submitted other than a note indicating a freestanding sign at the northwest corner of the site, at the intersection. Staff would recommend that March 14, 2019 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-5703-F 8 signage comply with that allowed in commercial districts which will permit a single free-standing sign as indicated and wall signage on the north and west facades of the building and gas canopy facing the abutting streets. Sign area on those facades is not to exceed 10% of the façade area. Public Works and utility comments have been addressed. The site may be short of required building and interior landscaping. Staff continues to review this issue. If the development cannot comply with the landscape code, it will require filing of a variance from the City Beautiful Commission. If that is necessary, it will have to occur before the rezoning is sent to the Board of Directors. The development does have 35.4 % pervious area contained in landscape areas and sodded areas. Otherwise, to staff’s knowledge there are no outstanding issues. The proposed use is appropriate for the site. J. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions outlined in paragraphs D, E and F and the staff analysis in the agenda staff report. PLANNING COMMISSION ACTION: (MARCH 14, 2019) 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, including all staff comments and conditions. The vote was 10 ayes, 0 noes and 1 absent. March 14, 2019 ITEM NO.: 5 FILE NO.: Z-5745-C NAME: Savvy Kids Learning Center Revised Short-form POD LOCATION: 6813 West 32nd Street DEVELOPER: Anthony and Lynette Lemons 3200 South Bryant St. Little Rock, AR 72204 OWNER/AUTHORIZED AGENT: Anthony and Lynette Lemons, owners and agents SURVEYOR/ENGINEER: Cunningham Surveying, LLC 2105 Lorance Drive Little Rock, AR 72206 AREA: 0.16 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 6 PLANNING DISTRICT: 10 CENSUS TRACT: 21.02 CURRENT ZONING: R-2 ALLOWED USES: Single Family Residence PROPOSED ZONING: POD, Planned Office Development District PROPOSED USE: Expansion of Day Care VARIANCE/WAIVERS: 1. Variance to allow off-site parking. BACKGROUND: Savvy Kids childcare facility has been located at 3200 South Bryant since 2010. That property was zoned from R-2 to POD in 1993 to recognize an existing, non-conforming March 14, 2019 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-5745-C 2 dentist’s office use. The approved POD also allowed convertibility to any other by-right use in the O-1 quiet office zoning district. In 2010, the daycare opened. In 2014, the POD was revised to allow for an expansion of the daycare building and to increase the capacity of the childcare. Savvy Kids currently provides childcare for 60 children ages six weeks to five years of age. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing to rezone the adjacent residential property at 6813 West 32nd Street to POD to allow for expansion of the childcare business. A sidewalk is proposed to be constructed between the two buildings. The applicant proposes to use the new property to accommodate 25-28 infants and toddlers. No changes are proposed to the site or building other than for those required by DHS and LRFD. Parking and drop-off will continue at the existing daycare and at the church located across the intersection (also owned by the applicants).A play area may be located in the rear yard area. B. EXISTING CONDITIONS: The site is occupied by a one-story, 1,300 square foot, brick and frame single family structure. The existing daycare is adjacent to the east. A beauty salon is located south of the existing daycare. A church is located across the intersection. A large LRSD campus is located across Bryant Street to the east. Single family homes are located to the north, west and south. C. NEIGHBORHOOD COMMENTS: Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Broadmoor and University West Neighborhood Associations. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Bryant St. is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. A 20 feet radial dedication of right-of-way is required at the intersection of S. Bryant Street and West 32nd Street. 3. Due to the proposed use of the property, the Master Street Plan specifies that West 32nd Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. March 14, 2019 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-5745-C 3 4. Additional head end parking is proposed within the right-of-way. Parking is not allowed within the right-of-way. Vehicles will required to back out into West 32nd Street and create a safety issue. 5. Existing parking is within the public right-of-way. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements such as the existing parking located in the right-of-way. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer Available to this site. FOG analysis required if food prep on site. Entergy: Entergy does not object to this proposal. Electrical service is already provided to the structures on this property from on overhead power line at the back of the property. Contact Entergy in advance to discuss electrical service requirements, extensions, or adjustments to existing facilities. Centerpoint Energy: No comments received. Central Arkansas Water: No comments received. AT&T: No comments received. Fire Department: Full plan review County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: 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.org or Steve Crain at 501-371-4875; scrain@littlerock.gov Note: Property must meet all requirements for a Daycare Occupancy before being occupied. Building Code and Fire Marshall inspections are required. March 14, 2019 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-5745-C 4 Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. 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. TRANSPORTATION/PLANNING: Rock Region Metro: No comment received. Planning Division: This request is located in Boyle Park Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. The Residential Low Density is for single-family homes at densities no greater than six dwelling units per acre. The applicant has applied for a revised POD (Planned Office Development) and R-2 (Single Family District) to expand childcare from existing facility at 3200 Bryant into this adjacent property. Master Street Plan: North of the property is W 32nd Street and it is shown as a Local on the Master Street Plan. East of the property is Bryant Street Road and it is shown as a Collector on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. The primary function of a Collector Road is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. H. SUBDIVISION COMMITTEE COMMENT: (February 20, 2019) The applicant was present. Staff presented the item and noted some additional information was needed. Staff asked for the days and hours of operation and fencing, signage and site lighting plans. Staff asked if there would be a dumpster on the site. Staff requested the total number of employees for the new site and the current capacity and age served at the existing site. Public Works comments were presented and discussed. The applicant explained they were adding no new parking at the site; that the parking would remain unchanged at 3200 Bryant and the use of parking at the church property would continue. It was subsequently determined that right-of-way dedication would only apply to the new property at 6813 West 32nd Street. March 14, 2019 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-5745-C 5 Other reviewing agencies and department comments were noted. The applicant was advised to submit responses by February 27, 2019. I. ANALYSIS: The request is POD zoning for the property at 6813 W. 32nd Street to allow for the expansion of the Savvy Kids Learning Center located adjacent to the east at 3200 S. Bryant. The applicant submitted responses to the issues raised at subdivision committee. The hours of operation are 7:00 a.m. – 5:30 p.m. Monday through Friday. Two existing playgrounds onsite at the existing location will be used. No new playground is proposed for his site. A sidewalk/breezeway will be constructed between the two buildings. Existing fencing will remain for now. At some point in the future, the chain link fencing will be replaced with wood. Any fencing will comply with the typical residential standard. No additional signage is proposed. There is existing signage at the 3200 S. Bryant property. No additional site lighting is proposed. The site has existing dusk to dawn lighting, carport lighting and front porch light. No dumpster is proposed. Trash bins are picked up on location. This new addition will have three employees working at a time. Savvy Kids currently has an enrollment of 60 children ages six weeks to five years. This addition will accommodate 25-28 infants and toddlers. No new parking is proposed. Existing parking at the 3200 S. Bryant site and the church across the intersection will continue to be used. Staff is supportive of the proposed childcare expansion. Staff has determined that right-of-way dedication is only required for the new site at 6813 West 32nd Street. To staff’s knowledge there are no outstanding issues. J. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions outlined in paragraphs D, E and F and the staff analysis in the agenda staff report. PLANNING COMMISSION ACTION: (MARCH 14, 2019) 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, including all staff comments and conditions. The vote was 10 ayes, 0 noes and 1 absent. March 14, 2019 ITEM NO.: 6 FILE NO.: Z-6034-B NAME: A Top of the Ladder – 2 Short-form PCD LOCATION: 8405 Stanton Road DEVELOPER: A Top of the Ladder, LLC 8405 Stanton Road Little Rock, AR 72209 OWNER/AUTHORIZED AGENT: Tracy Marshall, A Top of the Ladder, owner and agent SURVEYOR/ENGINEER: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 Woods Group Architects AREA: 0.45 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 2 PLANNING DISTRICT: 14 CENSUS TRACT: 41.07 CURRENT ZONING: R-2 ALLOWED USES: Single family residential. Occupied by a non-conforming non- residential building which has lost its non-conforming status. PROPOSED ZONING: PCD, Planned Commercial Development District PROPOSED USE: Mixed Office and Retail VARIANCE/WAIVERS: 1. Reduced land use buffer on north perimeter for new driveway to the rear parking lot. March 14, 2019 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-6034-B 2 BACKGROUND: This four-suite commercial building was constructed prior to this area being annexed into the City in 1982. At its annexation, the property was zoned R-2, rendering the property non-conforming. In 1995, the commission approved a conditional use permit to allow use of the building and property for a small private school. That use has vacated the building. On December 13, 2018, the commission heard a request to rezone the property to PCD planned commercial development to allow for use of the existing building for a mixture of office and commercial uses, including a restaurant. A new, 10-space parking lot was proposed to be constructed behind the building with access to be from a new driveway located between the north side of the building and the north property line. Days and hours of operation were proposed as 7:00 a.m. to midnight, seven days a week. Staff did not support the proposed PCD, thinking the level of activity generated by the proposed restaurant and the extended hours of operation were not appropriate for this site. Letters of support, with conditions, had been submitted by SWLRUP and the Upper baseline Neighborhood Association. The owner of the property adjacent to the north spoke in opposition. The commission voted to deny the request with a vote of 2 ayes, 9 noes and 0 absent. The applicant subsequently filed an appeal to be heard by the Board. In that appeal, the applicant stated she was dropping the proposed restaurant from the application and was limiting the hours of operation to 8:00 a. m. to 8:00 p. m., seven days a week. Since the application was substantially different from that reviewed by the commission on Dec. 13, 2018, staff recommended and the applicant agreed to drop her appeal and to file his new application. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing to rezone the site to PCD planned commercial development to allow for use of the existing building for a limited mixture of office and commercial uses. The proposed uses within the four suites are general and professional office space, a beauty products supply store and a beauty/barber shop. Hours of operation are proposed to not exceed 8:00 a.m. to 8:00 p.m., seven days a week. A ten space parking lot is proposed to be constructed behind the building. Access to that new parking area will be via a new driveway to be located between the north side of the building and the north property line. The new parking lot will comply with landscape and buffer requirements in all areas save one. A variance is requested to allow a reduced buffer and landscape strip between the new driveway and the north property line. B. EXISTING CONDITIONS: The site contains a one-story, 4,750 square foot commercial building and an asphalt-paved, 9 space parking lot. The site has two driveways from Stanton Road. Single family properties are located to the north, south and west (across Stanton Road). A mobile/manufactured home park is located to the east. March 14, 2019 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-6034-B 3 C. NEIGHBORHOOD COMMENTS: Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Upper Baseline and SWLRUP Neighborhood Associations. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 for the new parking lot. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer Available to this site. FOG (Grease Interceptor) Analysis required. Entergy: Entergy does not object to this proposal. However, there appears to be an existing underground service line to this structure. Care should be used in the construction of the new parking area. 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 comment received. Central Arkansas Water: No comments received. Fire Department: No comments. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: No comments. Landscape: 1. Site plan must comply with the City’s minimal landscape and buffer ordinance requirements. March 14, 2019 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-6034-B 4 2. 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 properties to the north, south, and east are zoned R-2. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, 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 at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet. 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, highway or freeway. This strip shall be at least nine (9) feet wide. Provide trees with an average linear spacing of not less than thirty (30) feet within the perimeter planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter planting strip. The north and south perimeter planting strips are deficient. 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. An irrigation system shall be required for developments of one (1) acre or larger. For developments of less than one (1) acre a there shall be a water source within seventy-five (75) feet of all plant material if an automatic irrigation system is not provided. 6. All landscape areas shall be protected as per City of Little Rock Landscape Ordinance (Sec. 15-100). Provide notes on plan specifying type and location of mulch, edging, wheel stops, and/or concrete curb and gutter. 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. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments. Planning Division: No comments. March 14, 2019 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-6034-B 5 H. SUBDIVISION COMMITTEE COMMENT: (February 20, 2019) The applicant was present. Staff presented the item and informed the committee of the changes from the Dec. 13, 2018 application. Staff stated no additional information was needed. The applicant confirmed the use mix was proposed to include offices, a beauty supply store and a barber/beauty shop. The comments and notes from the various reviewing agencies were unchanged from the earlier application. The committee determined there were no other issues and forwarded the item to the full commission. I. ANALYSIS: The request is a PCD zoning for the property located at 8405 Stanton Road. This R-2 zoned property is occupied by a 4,750 square foot commercial style building that was constructed prior to this area’s annexation into the City. A nine-space asphalt paved parking lot is located at the front of the property. The building lost its non-conforming status due to inactivity and the PUD process is required. Subsequent to a December 13, 2018 planning commission denial, the applicant revised and resubmitted her application. The principal changes are a reduction in hours of operation to 8:00 a.m. to 8:00 p.m., seven days a week and the elimination of a proposed restaurant. The uses now include general and professional office, a beauty products supply store and barber/beauty shop. The new 10-space parking lot is still proposed to be constructed behind the building. Access to that new parking lot will be via a new driveway on the north side of the building. A variance is requested to allow for a reduced land use buffer and landscape strip on that north side. A six-foot tall wood privacy fence, finished side facing outward, is to be constructed along that north perimeter as well as on all perimeters of the new parking lot. Staff is now supportive of the requested PCD rezoning. The proposed uses appear to staff to be reasonable for reuse of this commercial style building and should better fit in with the neighborhood. Staff believes the dumpster should be screened as per city code and dumpster service hours should be limited to 7:00 a. m. – 6:00 p. m., Monday – Friday. J. STAFF RECOMMENDATION: Staff recommends approval of the requested PCD subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in paragraphs D, E and F and the staff analysis in the agenda staff report. 2. The dumpster is to be screened to comply with City code. March 14, 2019 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-6034-B 6 3. Dumpster service hours are to be limited to 7:00 a.m. – 6:00 p.m., Monday – Friday. 4. A six foot tall wood privacy fence, finished side facing out, is to be constructed along the north perimeter of the site as well as on all perimeters of the new parking lot. PLANNING COMMISSION ACTION: (MARCH 14, 2019) 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, including all staff comments and conditions. The vote was 10 ayes, 0 noes and 1 absent. March 14, 2019 ITEM NO.: 7 FILE NO.: Z-6318-F NAME: Chenal Market Revised Long-form PCD LOCATION: 16105 Chenal Parkway DEVELOPER: Haag-Brown Development Co. 2221 Hill Park Cove Jonesboro, AR 72401 OWNER/AUTHORIZED AGENT: Haag-Brown Development C., owner Tralan Engineering, Inc., authorized agent SURVEYOR/ENGINEER: Tralan Engineering, Inc. 2916 Wood Street Jonesboro, AR 72404 AREA: 5.72 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 18 CENSUS TRACT: 42.07 CURRENT ZONING: PCD, planned commercial development district ALLOWED USES: C-3 general commercial uses in one building PROPOSED ZONING: Revised PCD, planned commercial development district PROPOSED USE: Subdivide into two (2) lots, creating a second lot to allow for construction of a restaurant with drive-thru service. Maintaining C-2 uses. VARIANCE/WAIVERS: 1. Wall signage without direct street frontage. 2. Waiver of the requirement to install a sound board opposite the order boards. March 14, 2019 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6318-F 2 BACKGROUND: The original PCD was adopted by Ordinance No. 17,556 on August 19, 1997. That approval allowed a Kroger store, additional retail space and three lease parcels. Subsequent revisions to the PCD through 2016 allowed for moving of phase lines, created an area of seasonal outdoor display, the development of the new, larger Kroger, addition of fuel service and development of outparcels. A revision in 2017 allowed for subdivision of the 17.62 acre lot into two lots. The Kroger store was approved to be on one, 11.90 acre lot and this subject lot was approved as a 5.72 acre lot. No changes to the development, other than for creating the two lots, was proposed. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing to subdivide this 5.72 acre lot into two lots. The existing retail building and most of the parking will be on one lot. A proposed new restaurant with drive thru service is to be located on a smaller lot to be created within the northern portion of the existing parking lot. Access to the new lot will be through the existing internal driveways within the shopping center. No new access to Chenal Parkway is proposed. B. EXISTING CONDITIONS: The overall site is developed as a multiple business commercial shopping center. Other uses in the immediate area include additional restaurants, banks, a convenience store with gas pumps, a church and areas of undeveloped properties. The site of this proposed second lot is developed as a portion of the parking lot for the existing retail center. C. NEIGHBORHOOD COMMENTS: Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the parkway Place neighborhood Association. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Is the drive thru proposed for pick up only or for order and pick up? 2. A striped pedestrian crossing should be provided across the main asphalt drive to the existing sidewalk on the east. 3. Submit a Traffic Impact Study for the proposed project. Study should address trip generation and trip distribution for the development and also should take into account existing and projected traffic growth. March 14, 2019 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6318-F 3 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/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer Main Extension required with easements if new sewer service is required for this project. FOG analysis required. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at this location. There is an existing underground power line to the south of this proposed development feeding existing buildings. 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. Central Arkansas Water: No comments received. AT&T: No comments received. 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 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 14, 2019 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6318-F 4 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. 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. 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. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: 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 Steve Crain at 501-371-4875; scrain@littlerock.gov Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements and the Chenal Overlay District. 2. 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 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. March 14, 2019 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6318-F 5 3. An irrigation system shall be required for developments of one (1) acre or larger. 4. Landscape must be in compliance with current landscape code upon completion of the project. Any exiting landscape or irrigation disturbed by construction shall be repaired or replaced before a certificate of occupancy can be obtained. 5. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments. Planning Division: This request is located Ellis Mountain Planning District. The Land Use Plan shows C (Commercial). 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 revised PCD (Planned Commercial Development) to allow a proposed restaurant pad. The request is within the Chenal Overlay District. Master Street Plan: North of the property is Chenal Parkway and it is shown as a Principal Arterial on the Master Street Plan. (Add Kirk Road on west Collector). 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 Chenal Parkway 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: A Class I Bike Path is shown along Chenal Parkway. 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). H. SUBDIVISION COMMITTEE COMMENT: (February 20, 2019) The applicant was present. Staff presented the item and noted there was some additional information needed. Staff requested the building height and the proposed building setbacks. Staff requested a signage plan and the proposed March 14, 2019 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6318-F 6 days and hours of operation. The applicant was asked to locate any new site lighting. Staff noted any site lighting should be low-level and directional, shielded downward and into the site. Staff requested the dumpster screening materials be provided and noted all access easements are to be shown on the final plat. Public Works and Landscape comments were presented and discussed. Staff noted a requested traffic impact study had not yet been submitted. Other reviewing agencies and departments comments were noted. The applicant was advised to submit responses to staff issues by February 27, 2019. The committee forwarded the item to the full commission. I. ANALYSIS: The applicant is requesting a revision to the PCD zoning to allow for the division of this 5.72 acre lot into two lots. The existing retail building and most of the parking will remain on one lot. A second lot is proposed to be created in the northern portion of the parking lot. A restaurant with drive through service is proposed to be located on the new lot. Access to the new lot will be via the existing driveways in access easements within the shopping center development. The proposed restaurant will contain 3,132 square feet. The building will not exceed 22 feet in height. The restaurant site will contain a dual lane drive through with two order boards, merging into a single lane for pick-up. A variance is requested from the requirement to install a sound board opposite the order boards. Staff is supportive if that variance as there is not nearby residential and the site is surrounded by commercial uses. Setbacks from the new property lines for the restaurant building are indicated as 91 feet north, 19 feet east, 42 feet south and 50 feet west. The restaurant will utilize space on the existing shopping center ground mounted sign along Chenal. The applicants are proposing wall signage on all four facades of the building. Staff is supportive of allowing that signage, limited to a maximum coverage of 10% of each façade. Hours of operation are proposed as 7 days a week, 10:30 a.m. to midnight. All new site lighting will be low-level and directional, shielded downward and into the site. The dumpster is located behind the building and will be screened with a brick finish that matches the brick of the proposed building. The 3,132 square foot restaurant requires 31 parking spaces. There will be 15 spaces actually on the lot. The overall property has a shared parking cross access agreement. That agreement should be indicated in the bill of assurance for the two lots. The overall site contains 224 parking spaces. The restaurant requires 31 and the existing 63,718 square foot retail center requires 187. March 14, 2019 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6318-F 7 Staff requested a Traffic Impact Study for the proposed project. The study should address trip generation and trip distribution for the development and also should take into account existing and projected traffic growth. As of this writing, the study had not been submitted. The applicant anticipated having that to staff no later than the week before the public hearing. Staff will provide the results of that study to the commission. Staff’s recommendation on the application will be withheld until the traffic study is reviewed. J. STAFF RECOMMENDATION: Staff’s recommendation is forthcoming. PLANNING COMMISSION ACTION: (MARCH 14, 2019) The applicant was present. There were no objectors present. Staff informed the commission that they had reviewed the traffic study submitted by the applicant and staff agreed with the findings. Staff recommended approval of the PCD request subject to compliance with the comments and conditions outlined in Paragraphs D, E and F and the staff analysis in the agenda staff report. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 10 ayes, 0 noes and 1 absent. March 14, 2019 ITEM NO.: 8 FILE NO.: Z-7948-D NAME: Morgan Addition Lot 2 Short-form POD LOCATION: Northwest corner of Highway 10 and Morgan Cemetery Road; located outside City limits, in ETJ DEVELOPER: Industrial Properties Limited Partnership c/o Financial Centre Corporation 6020 Ranch Drive, Suite C-7 Little Rock, AR 72223 OWNER/AUTHORIZED AGENT: Industrial Properties Limited Partnership, owner White-Daters & Associates, authorized agent SURVEYOR/ENGINEER: White-Daters & Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 2.2 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0LF WARD: N/A PLANNING DISTRICT: 29 CENSUS TRACT: 42.01 CURRENT ZONING: R-2 ALLOWED USES: Single Family Residence PROPOSED ZONING: POD, Planned Office Development District PROPOSED USE: Office VARIANCE/WAIVERS: 1. Variance from full half-street improvements to Highway 10 or Morgan Cemetery Road March 14, 2019 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-7948-D 2 BACKGROUND: The two-lot Morgan Addition preliminary plat was approved in Nov. 2008. The adjacent Lot 1 has been final-platted. This lot has not yet been final-platted. On December 18, 2008 a planned development request to develop this lot with a mixed commercial and office use was denied by the planning commission. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting approval of a POD planned office development to allow for development of a one-story, 3,600 square foot office building. The proposed occupant is Yates Maintenance Heat and Air. The building is to serve as the business’s office. A 15-space parking lot is proposed to be located behind the building with access off of Morgan Cemetery Road. The applicant has chosen not to utilize the shared driveway off of Cantrell Road which serves this lot and Lot 1 to the west. Use of that shared driveway would require bridging a drainage way. B. EXISTING CONDITIONS: The site is wooded and undeveloped. An elementary school is located across Morgan Cemetery Road to the east. Single family residences are located to the north. An office building and a non-conforming auto service business are located to the west. A high school is located across Highway 10. The property is located outside of the city limits, within the city’s zoning jurisdiction. C. NEIGHBORHOOD COMMENTS: Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Duquesne Place and Citizens of West Pulaski County Neighborhood Associations. No contact is registered with the city for the Bronte Court or West Little Rock Neighborhood associations. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Morgan Cemetery Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. An additional 10 ft. of right-of-way shall be dedicated for a right turn lane for a length of 250 ft. at principal arterial/collector intersections. 2. A 75 feet radial dedication of right-of-way is required at the intersection of Morgan Cemetery Rd and Cantrell Road. March 14, 2019 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-7948-D 3 3. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Cantrell Road including 5-foot sidewalks with planned development ARDOT has routinely denied permitting improvements to this portion of Cantrell Road. 4. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Morgan Cemetery Road including 5-foot sidewalks with planned development. The new back of curb should be located 18 ft. from centerline. 5. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). 7. Storm water 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. 8. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 10. All driveways shall be concrete aprons per City Ordinance. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Outside Service Boundary - No Comment. Entergy: Entergy does not object to this proposal. There is an existing overhead power line on the south side of the property running along Highway 10 but it does not appear to conflict with the proposal. Care must be taken for the drive off Highway 10 for this property as it crosses underneath the power line. All NESC required clearances must be maintained during and after construction of the drive. 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 comment received. Central Arkansas Water: No comments received. March 14, 2019 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-7948-D 4 Fire Department: No comments County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: 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 Steve Crain at 501-371-4875; scrain@littlerock.gov Landscape: 1. Site plan must comply with the City’s minimal 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. 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 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. 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 March 14, 2019 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-7948-D 5 least nine (9) feet wide. The Highway 10 DOD requires rear and side yards to have a landscaped buffer averaging a minimum of twenty-five (25) feet from the property line. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 5. 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. 6. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 7. A landscape irrigation system shall be required as per Highway 10 site design and development standards. 8. The development of two (2) acres or more requires the landscape plan to be stamped 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. TRANSPORTATION/PLANNING: Rock Region Metro: No comments. Planning Division: This request is located Barrett Planning District. The Land Use Plan shows Transition (T) for this property. Transition is a land use plan designation that provides for an orderly transition between residential uses and other more intense uses. Transition was established to deal with areas which contain zoned residential uses and nonconforming nonresidential uses. A Planned Zoning District is required unless the application conforms to the Design Overlay standards. Uses that may be considered are low-density multi-family residential and office uses if the proposals are compatible with quality of life in nearby residential areas. The applicant has applied for rezoning from R-2 (Single Family District) to POD (Planned Office Development) to allow the development of an office building for contractor. March 14, 2019 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-7948-D 6 Master Street Plan: North of the property is Morgan Cemetery Road and it is shown as a Collector on the Master Street Plan. East of the property is Highway 10 and it is shown as a Principal Arterial 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 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 Highway 10 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 I Bike Path is shown along Highway 10. 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). H. SUBDIVISION COMMITTEE COMMENT: (February 20, 2019) Joe White was present representing the application. Staff presented the item and noted additional information was needed. The applicant was asked to provide the building height and to label the building setbacks from the property lines. Staff requested the days and hours of operation and the anticipated number of employees. The applicant was advised to locate the dumpster and required screening and to locate and describe any site lighting. Staff noted any site lighting should be low-level and directional, shielded downward and into the site. Staff asked if there would be any fencing. The applicant was asked to provide Health Department approval of the septic system and to describe the materials to be used for the parking and drives. Public Works comments were presented and discussed. It was noted that ARDOT had stated no improvements would be permitted to Highway 10 and County Planning had stated they would not require improvements to Morgan Cemetery Road. Staff noted the City was still requiring right-of-way dedication and half-street improvements to Morgan Cemetery Road as per the Master Street Plan. Staff stated they would review the approved plat for this two-lot subdivision to see what was required for improvements to and access to Morgan Cemetery Road. Landscape comments were presented. Comments from the other reviewing agencies and departments were noted. The applicant was advised to respond to staff issues by February 27, 2019. The committee forwarded the item to the full commission. March 14, 2019 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-7948-D 7 I. ANALYSIS: The applicant is requesting approval of a POD to allow for development of this vacant 2.2 acre lot. The lot is part of a two-lot subdivision that was preliminary- platted in November 2005. The lot adjacent to the west (Lot 1) has been final- platted. This lot has not yet been final-platted. The property is located outside of the city limits, within the city’s extraterritorial zoning jurisdiction. The proposed development is to consist of a one-story, 3,600 square foot office building. The applicant indicates the building will be divided into two equal-sized suites with office space in the front and garage space at the rear. A 15 space parking lot is proposed to be located behind the building with access off of Morgan Cemetery Road. The approved plat included a shared driveway off of Highway 10. For this lot to use the shared driveway would require bridging a drainage way so the applicant chose to use the side street for access. The proposed building will have a height of 22’8” to the roof ridge. The building setbacks exceed the minimum under the Highway 10 Design Overlay District. The perimeter landscape areas also exceed the minimums of the DOD. Signage will consist of wall signage on the south and east facades of the building and a single ground mounted sign not to exceed feet in height and 64 square feet in area. A small dumpster is proposed to be located behind the building. It will be screened to comply with code. The days and hours of operation are proposed as 8:00 a.m. – 5:00 p.m., six days a week. Each business suite is anticipated to have 3 – 4 employees. Lighting will consist of wall packs on the building and low-level directional pole lighting in the parking lot. No fencing is proposed. The applicant has indicated right-of-way dedication as required by the master Street Plan. Health Department approval for a septic system will be provided. The site is wooded and the applicant indicates preserving much of the natural vegetation on the west, south and north perimeters. A 50-foot undisturbed buffer is being provided on the north perimeter. The only outstanding issue concerns the issue of required half-street improvements to Morgan Cemetery Road. ARDOT has stated no improvements may be made to State Highway 10. The County has stated they will not require improvements to Morgan Cemetery Road but will defer to the City on that issue. Morgan Cemetery Road is classified as a collector street. When the preliminary plat was approved in 2005, required street improvements to Morgan Cemetery Road were deferred until the final-platting of this lot, Lot 2. Staff had called for construction of the required half-street improvement in conjunction with the final plat and development of the lot. The applicant has requested a variance from the full requirements of the code. The property is located outside of the City limits and March 14, 2019 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-7948-D 8 near Arkansas State Park lands. Due to adopted State of Arkansas Annexation code concerning annexation of properties within close proximity of state park lands, staff recommends approval of a variance from the Boundary Street Ordinance for the one half street construction to Morgan Cemetery Road adjacent to the subject property. With the approval of the variance, the applicant proposes to widen and repave Morgan Cemetery Road to 20 feet in width from Highway 10 to the north perimeter of the property. J. STAFF RECOMMENDATION: Staff recommends approval of the requested POD subject to compliance with the comments and conditions outlined in paragraphs D, E and F and the staff analysis in the agenda staff report. Staff recommends approval of the requested variance from the required full half-street improvements to Morgan Cemetery Road. PLANNING COMMISSION ACTION: (MARCH 14, 2019) 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, including all staff comments and conditions. The vote was 10 ayes, 0 noes and 1 absent. March 14, 2019 ITEM NO.: 9 FILE NO.: Z-9389 NAME: Dartmoor Manufactured Home Park Short-form PD-R LOCATION: 9413 Dartmoor Drive DEVELOPER: Dartmoor MH Park, LLC P. O. Box 241865 Little Rock, AR OWNER/AUTHORIZED AGENT: Dartmoor MH Park, owner Harbor Engineering, authorized agent SURVEYOR/ENGINEER: Harbor Engineering 5800 Evergreen Little Rock, AR 72205 AREA: 1.48 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 7 PLANNING DISTRICT: 15 CENSUS TRACT: 41.05 CURRENT ZONING: R-2 ALLOWED USES: Single family residential. Occupied by a non-conforming manufactured home park PROPOSED ZONING: PD-R, Planned Development Residential District PROPOSED USE: Manufactured Home Park VARIANCE/WAIVERS: None requested. March 14, 2019 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-9389 2 BACKGROUND: This non-conforming manufactured home park was annexed into the City in 1979. At annexation, the property was zoned R-2 single family residential. No subsequent application to rezone the property was ever filed. At one time, the MH park had pads and utility hook-ups for 14 spaces. Over the past several years, many of those spaces fell into disuse and staff determined the non-conforming status was lost for several of the spaces, leaving 6 viable spaces. The County Assessor’s office shows the site as a 12-space MH park. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting to rezone the site to PD-R planned development residential to allow for use of the property as a 12-space manufactured home park. B. EXISTING CONDITIONS: The site is cleared and is occupied by several manufactured homes. There are vestiges of several other manufactured home pads and utility hook-ups on the site. Single family homes are located to the north, east and south. Undeveloped, wooded property is located across Dartmoor Drive to the west. C. NEIGHBORHOOD COMMENTS: Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the West Baseline and SWLRUP Neighborhood Associations. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Due to the proposed use of the property, the Master Street Plan specifies that Dartmoor Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. All driveways shall be concrete aprons per City Ordinance. 3. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5-foot sidewalks with planned development. The new back of curb should be located 15.5 ft. from centerline. March 14, 2019 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-9389 3 E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer Available to this site. Separate service line to main required for each building. Entergy: Entergy does not object to this proposal. Electrical service is already provided to the existing structures on this property from on overhead power line at the rear of each structure. As new mobile homes are moved in it is mandatory that all required NESC clearances to the power line be maintained and that nothing is placed within the utility easement which would impede restoration and maintenance activities of Entergy’s line trucks. Contact Entergy in advance to discuss changes to electrical service requirements, extensions, or adjustments to existing facilities – if any as this proposal proceeds. Centerpoint Energy: No comments received. Central Arkansas Water: No comments received. AT&T: No comments received. 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 March 14, 2019 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-9389 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. 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. 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 March 14, 2019 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-9389 5 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. 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. 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 al 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. March 14, 2019 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-9389 6 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. 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 Marshals 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. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: No comments. Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. 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. TRANSPORTATION/PLANNING: Rock Region Metro: No comments. Planning Division: This request is located in Geyer Springs West Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. The Residential Low Density is for single-family homes at densities no greater than six dwelling units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) PDR (Planned Development Residential) to recognize a Mobile Home Park and allow it to return to the original density of units. Master Street Plan: West of the property is Dartmoor Drive and it is shown as a Local 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”. This Street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. March 14, 2019 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-9389 7 Bicycle Plan: There are no bike routes shown in the immediate vicinity. H. SUBDIVISION COMMITTEE COMMENT: (February 20, 2019) The applicant was present. Staff presented the item and noted little additional information was needed. The applicant was advised to clearly indicate each lease area’s boundaries on the site plan. Staff shared the typical development requirements for a manufactured home park from the Code. Public Works comments were presented. It was noted that the required right-of- way dedication was to be measured from the west edge of the right-of-way. The requirement for concrete driveways was noted as was the requirement to construct half-street improvements. Comments from the other reviewing agencies and departments were noted. The applicant was advised to respond to staff issues by February 27, 2019. The committee forwarded the item to the full commission. I. ANALYSIS: The R-2 zoned 1.48 acre R-2 zoned tract located at 9413 Dartmoor Drive is occupied by a nonconforming manufactured home park. The park was in existence at the time of the area’s annexation into the City in 1979. At one time, there were spaces for 14 manufactured homes. Over the years, several of the spaces fell into disuse and staff has determined that the non-conforming status now allows only 6 manufactured home spaces. The applicant is requesting PD-R zoning to allow for increasing the number of spaces up to12. The 1.48 acre tract is a long shallow rectangle with 570 +/- feet of frontage on Dartmoor. The property ranges in depth from 102 to 110 feet. That depth will be reduced by dedication of right-of-way. The applicant proposes 12 manufactured home spaces, each being an average of 4,955 square feet in area. Recreational green space would be 5,000 square feet in area. The applicant is asking for flexibility in locating the green space based on placement of the homes in the park. The applicant proposed to continue the use of individual gravel driveways off of Dartmoor to serve each home site. Although this is a planned development application, staff believes it is appropriate to review the typical development requirements for manufactured home park from Chapter 36. 1. Minimum site area of 5 acres. March 14, 2019 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-9389 8 2. Minimum recreation space of 5,000 square feet. 3. A permanent visual barrier along the common lot line where the site adjoins residential property. 4. Setback from all exterior property lines of 25 feet. 5. Average tact width of 50 feet. 6. Minimum separation between homes of 20 feet. 7. Maximum density of 8 homes per acre. 8. Driveways and carports may occupy only 405 of the minimum spacing between homes, must be open from the ground to the roof and must be constructed of non-combustible materials. 9. Siting criteria include removal of all transport elements, permanent foundation, underpinning with permanent materials and tie-downs as per manufacturer specifications. Staff does not support allowing the expanded development of this substandard non-conforming park. The homes do now and are proposed to have setbacks from exterior property lines ranging from 7 – 20 feet, less than he minimum of 25 feet. This is a function of the overall tract being only 1.48 acres in size and only about 100 feet deep. There is no visual barrier, privacy fence between the park and the residential properties to the north and east. There is a privacy fence on the south but that fence belongs to the single family residence to the south. The concept of a “floating” recreational space is not what is intended by the code. The lease boundaries have not been clearly defined. Each of the 12 lots is proposed to have an individual gravel driveway backing out onto Dartmoor Drive. J. STAFF RECOMMENDATION: Staff recommends denial. PLANNING COMMISSION ACTION: (MARCH 14, 2019) The applicant was not present. There was one registered objector present. Staff presented the item and a recommendation of denial. Frances Dockery, of 9225 Maryvale Drive, spoke in opposition. Commissioner Rahman asked how staff determined the loss of non-conformity. Zoning and Subdivision Manager Dana Carney described the process of staff reviewing several years of aerial photographs as well as staff visits to the site. He stated staff had March 14, 2019 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-9389 9 determined several of the spaces were lost because there was no longer any infrastructure in place to accommodate those previous spaces. A motion was made to approve the application, including all staff comments and conditions, except the recommendation of denial. The vote was 0 ayes, 10 noes and 1 absent. The item was denied. March 14, 2019 ITEM NO.: 10 FILE NO.: Z-9393 NAME: 2318 Blackwood Short-form PD-R LOCATION: 2318 Blackwood Road DEVELOPER: National Property Holdings, LLC P. O. Box 17386 Little Rock, AR 72222 OWNER/AUTHORIZED AGENT: National Property Holds, LLC, owner and agent SURVEYOR/ENGINEER: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.16 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 3 CENSUS TRACT: 49 CURRENT ZONING: R-4 ALLOWED USES: Two-family residential PROPOSED ZONING: PD-R, planned development residential district PROPOSED USE: Four-plex; two units up and two units down VARIANCE/WAIVERS: 1. Continued allowable use of on-street parking. BACKGROUND: The property is occupied by a two-story, brick and frame residential structure, constructed circa 1960. Due to the slope of the property, the upper level is at street grade. The upper March 14, 2019 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-9393 2 level contains 1,500 square feet and is occupied by a duplex. The lower level contains 1,250 square feet and is currently unoccupied. The applicant states the lower level was, at one time, finished out and occupied by two additional apartments, making the structure a four-plex. A 10-foot driveway access easement provides access to the rear of the lot from Hawthorne, across the lot to the north. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting approval of a PD-R zoning to allow for conversion of the existing structure into a four-plex with two units upstairs and two units downstairs. Access to the lower units will be from the rear of the structure. Parking for 4-5 vehicles is proposed to be constructed at the rear of the property, taking access off of the driveway easement. B. EXISTING CONDITIONS: The property is occupied by a two-story, brick and frame residential structure. It appears that the structures to the north and south are also four-plexes. Duplexes are located across the street to the east. Single family homes are located to the west. Other uses in the area include a small strip center and other buildings on C-3 zoned property at Hawthorne and Durwood as well as a church. C. NEIGHBORHOOD COMMENTS: Notice of the public hearing was sent to all owners of properties located within 200 feet of the site. There is no contact registered with the city for the Kingwood Neighborhood Association. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. With the proposed use and access to parking, the driveway easement should be constructed with a concrete driveway apron and paved from Hawthorne St. to the parking area. 2. The final plat for the subdivision does not show the driveway easement. Provide proof of driveway easement. 3. Two (2) driveways with concrete aprons should be installed off Blackwood Road as provided on the 4-plex property to the south. March 14, 2019 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-9393 3 E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer Available to this site. Separate service line to main required for each 2 living units. Capacity Fee Analysis required. Entergy: Entergy does not object to this proposal. Electrical service is already provided to the structure on this property from the rear of the property. Contact Entergy in advance to discuss changes to electrical service requirements, extensions, or adjustments to existing facilities – if any as this proposal proceeds. Centerpoint Energy: No comments received. AT&T: No comment received. Central Arkansas Water: No comments received. Fire Department: Full plan review County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: Project is a change in occupancy and is therefore subject to current building code requirements. Review and approval are 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.org or Steve Crain at 501-371-4875; scrain@littlerock.gov NOTE: Fire Sprinkler and Fire Alarm are required in all multi-family occupancies with 3 units or more. Fire Separation is required between all units both vertically and horizontally. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments. March 14, 2019 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-9393 4 Planning Division: This request is located in West Little Rock Planning District. The Land Use Plan shows Residential Medium Density (RM) for this property. The Residential Medium Density category accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi-family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The applicant has applied for a rezoning from R-4 (Two Family District) to PD-R (Planned Development Residential) to convert building into a four-plex, 2 units upstairs and 2 units downstairs. Master Street Plan: East of the property is Blackwood Road and it is shown as a Local 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”. 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. H. SUBDIVISION COMMITTEE COMMENT: (February 20, 2019) The applicant was present. Staff presented the item and noted little additional information was needed. The applicant was asked to provide the square footage and number of bedrooms per unit. Staff noted the addition of new parking at the rear of the lot. Staff noted they were determining if it would be better to allow continued use of on-street parking for the upper units or to suggest that off-street driveways be constructed. Public Works comments were discussed. Staff stated the driveway easement should be paved form the parking lot north to Hawthorne Street. Comments from the other reviewing agencies and departments were noted. The applicant was advised to respond to staff issues by February 27, 2019. The committee forwarded the item to the full commission. I. ANALYSIS: The applicant is requesting approval of PD-R zoning to allow for conversion of this existing duplex into a four-plex. The building currently has two units in the upper floor which is accessed from Blackwood Road at the front of the property. The applicant proposes to put two units in the lower floor which is accessed from the rear of the property. Each of the upper units contains 750 square feet with two March 14, 2019 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-9393 5 bedrooms and one bath. The lower units will contain 625 square feet with one bedroom and one bath. The applicant states the structure was at one time a four-plex but the lower units fell into disuse. A gravel parking lot for 4-5 vehicles is proposed to be located at the rear of the property, taking access off of a cross access easement from Hawthorne Road to the north. The applicant has agreed to pave the access easement driveway from his gravel parking lot north to Hawthorne Road. Parking for the upper units is currently located on the street. Parking has functioned in this manner since the structure was built in 1960. Staff has reviewed the issue and staff supports allowing the continued use of on-street parking. Parking is being provided for the new, lower level units. To staff’s knowledge there are no outstanding issues. Staff believes the proposed four-plex is compatible with uses in the area. J. STAFF RECOMMENDATION: Staff recommends approval of the PD-R subject to compliance with the comments and conditions outlined in paragraphs D, E and F and the staff analysis in the agenda staff report. Staff recommends approval of the gravel parking subject to the gravel being contained in some manner and maintained so as not to create dust, mud, silt or standing water. PLANNING COMMISSION ACTION: (MARCH 14, 2019) The applicant was present. There was one objector present. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. The applicant deferred to allow the opposition to speak first. Scott Shackleford, of 133 Noyant Drive, spoke in opposition. He stated he owned properties on Blackwood, north of Hawthorne. He stated he did not think there were other four-plexes in the area with the possible exception of the property at the southwest corner of Blackwood and Hawthorne. He voices concerns about parking in the area and made note of some commercial properties and a church located to the east, along Durwood. He said some of those uses took up available on-street parking. The applicant addressed the commission and stated he was putting in parking at the rear of his property under this application. In response to a question from Commissioner May, the applicant stated he would have 4 on-site parking spaces at the rear of the property and on-street parking at the front. March 14, 2019 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-9393 6 A motion was made to approve the application, including all staff comments and conditions. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. March 14, 2019 ITEM NO.: 11 FILE NO.: Z-9394 NAME: Brasher Duplexes Short-form PD-R LOCATION: Southeast corner of West Capitol Avenue and Rice Street DEVELOPER: Jeremy Brasher 521 Appianway Street Little Rock, AR 72205 OWNER/AUTHORIZED AGENT: Jeremy Brasher, owner and agent SURVEYOR/ENGINEER: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.34 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 9 CENSUS TRACT: 48 CURRENT ZONING: I-2, light industrial ALLOWED USES: Light industrial PROPOSED ZONING: PD-R, Planned Development Residential District PROPOSED USE: Two (2) duplex residential structures VARIANCE/WAIVERS: None requested. BACKGROUND: On April 20, 1970, the Board of Directors adopted Ordinance No. 12,343 rezoning these lots from “B” residential (R-3) to “J” industrial (I-2). It does not appear the lots were ever developed. Aerial photographs going back to 1960 indicate a portion of the property may March 14, 2019 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-9394 2 have been cleared for use as yard space for a business which fronted onto the railroad at that time. A portion of the Rose Creek trail, which was to have been built in the W. Capitol Avenue right-of-way, cuts across the northern perimeter of Lot 1. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting approval of a PD-R zoning to allow for development of these two lots for duplexes, with one duplex on each lot. Three parking spaces are to be located at the front of each duplex. A single shared driveway will provide access to the lots. B. EXISTING CONDITIONS: The lots are vacant and overgrown. Undeveloped I-2 zoned property is located to the east. Additional undeveloped I-2 zoned lots (also owned by this applicant) are located to the south. The main line MoPac railroad is located beyond that to the south. The undeveloped W. Capitol Avenue right-of-way is to the north. Residential of varying degrees of density is located to the north and west. C. NEIGHBORHOOD COMMENTS: Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Capitol view-Stifft Station Neighborhood Association. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. All driveways shall be concrete aprons per City Ordinance. 2. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval for wall taller than 4 ft. After construction, an as-built certification is required for construction of the retaining wall. 3. A 20 feet radial dedication of right-of-way is required at the intersection of Rice Street and W. Capitol Ave. 4. An access easement is required to be platted for the single driveway to access 2 lots. 5. Erosion controls must be installed to reduce discharge of polluted stormwater. 6. 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 14, 2019 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-9394 3 7. The property is steeply sloped with sever grade change. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 for the proposed development. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer Available to this site. Separate service line to main required for each building (2 living units.) Entergy: Entergy does not object to this proposal. There is an existing overhead power line on the south side of W. 6th St on the southwest corner of this property, but does not appear to conflict with the proposal. 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. Central Arkansas Water: No comments received. AT&T: No comments received. 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. March 14, 2019 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-9394 4 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 al 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. 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. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: Fire Separation between units required. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments. Planning Division: This request is located in I630 Planning District. The Residential Low 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 for a rezoning from an I-2 (Light Industrial District) to a Short-form PD-R (Planned Development Residential) to allow the construction of two duplexes. March 14, 2019 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-9394 5 Master Street Plan: West of the property is Rice Street and it is shown as a Local Street on the Master Street Plan. North of the property is W. Capitol Ave 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 “These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site Bicycle Plan: There are no bike routes shown in the immediate vicinity. H. SUBDIVISION COMMITTEE COMMENT: (February 20, 2019) The applicant was present. Staff presented the item and noted some additional information was needed. Staff requested the building height and asked that the building setbacks from all property lines be labeled. The applicant was asked to provide the number of bedrooms per unit and to provide some description of building materials, roof materials and pitch. Staff stated a cross-access easement would have to be filed and recorded prior to submittal for a building permit. Public Works comments were presented and discussed. Staff noted the amount of elevation change across the property and requested a sketch grading and drainage plan. Staff asked if there would be retaining walls and made note that any walls exceeding 4 feet in height would require an engineer’s certification of design. Comments from the other reviewing agencies and departments were noted. The applicant was advised to respond to staff issues by February 27, 2019. The committee forwarded the item to the full commission. I. ANALYSIS: The applicant is requesting approval of PD-R zoning to allow for construction of a duplex residential dwelling on each of these two lots. The lots are currently zoned I-2 and are undeveloped. Each of the buildings will be 1,400 square feet, containing two, 700 square foot, one-bedroom studio apartments. The buildings are described as “Quonset hut industrial minimal” in design with sleeping loft and open floor plan. Building material is proposed to be concrete block walls, glass/translucent end walls with metal siding, arched roof. Three parking spaces will be located at the front of each lot. Access will be via a single driveway off of Rice Street. A cross access easement will have to be filed March 14, 2019 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-9394 6 prior to submittal for a building permit as the parking on Lot 1 is accessed through Lot 2. The two lots have issues relative to the grades. The property has 30 feet of fall from north to south. Public Works staff has reviewed the information submitted by the applicant and has the following additional comment: “Public Works recommends approval of the application. Retaining walls taller than 4 feet in height are required to be designed and certified by a licensed engineer prior to construction. Proposed graded slopes cannot exceed 3:1. Approval must be obtained from adjacent property owners for any grading beyond the subject property.” Staff is supportive of the proposal to construct new residential units in this area. The proposed new dwellings should be a positive addition to the neighborhood. J. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions outlined in paragraphs D, E and F and the staff analysis in the agenda staff report. PLANNING COMMISSION ACTION: (MARCH 14, 2019) The applicant was present. There were two objectors present. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. The applicant deferred to allow the opposition to speak first. Stephen Koch, of 312 Dennison Street, spoke of his concerns about the height of the buildings, pedestrian safety on the adjacent trail, traffic and parking. He asked if improvements would be made to the street. Angela VanZandt, of 2805 Millbrook, stated the neighborhood was at a point of transition and any new development could be either positive or negative. She stated it would be better if what was being proposed was owner-occupied residences. The applicant Jeremy Brasher, stated he was a neighborhood resident and lived on Rice Street. He said this was vacant unused land and he wanted to make a positive contribution to the neighborhood. Paige Wilson, the developer working with the applicant, addressed the commission. He stated he had been involved in several residential projects in the neighborhoods around downtown. He noted staff’s support and stated there was no requirement under the March 14, 2019 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-9394 7 Boundary Street Ordinance to do street improvements. Mr. Wilson stated the extreme elevation change across the property was such that placement of the new duplexes would not be blocking anybody’s view. He stated they would be maintaining the pedestrian path. Commissioner Berry commented that there was a need for reasonable and affordable housing. Zoning and Subdivision Manager Dana Carney explained that the Boundary Street Ordinance was not applicable to single family or two family development on existing platted lots. He also explained that the trail was supposed to have been constructed in the platted but undeveloped West Capitol Avenue right-of-way but the City had inadvertently built it across the northern portion of this applicant’s property. He noted that the applicant was taking the trail into account with his development and actually basing the building setback off of the trail so as to allow the trail to remain. A motion was made to approve the application, including all staff commons and conditions. The motion was approved with a vote of 9 ayes, 0 noes, 1 absent and 1 recusal (Vogel). March 14, 2019 ITEM NO.: 12 FILE NO.: Z-9395 NAME: 1103 Ringo Airbnb Short-form PD-C LOCATION: 1103 Ringo Street DEVELOPER: Yelena Petroukhina 1323 W. 12th Street Little Rock, AR 72202 OWNER/AUTHORIZED AGENT: Annette Shead, owner Yelena Petroukhina, agent SURVEYOR/ENGINEER: Edward Lofton Surveying 15415 Oakcrest Little Rock, AR 72206 AREA: 0.11 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 45 CURRENT ZONING: R-4 ALLOWED USES: Two-family residential PROPOSED ZONING: PD-C, planned development commercial district PROPOSED USE: Airbnb, short-term rental VARIANCE/WAIVERS: 1. None requested. March 14, 2019 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-9395 2 BACKGROUND: On November 3, 1992, a conditional use permit application to allow for conversion of this residence into a day care center was withdrawn by the commission when it became evident that the then-applicant was not going to pursue the application. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting approval of PD-C zoning for the site to allow for use of the existing residential structure as an Airbnb short term rental. The house has 2 bedrooms and 1 bath. The applicant states the house will be rented as a whole to one person/family at a time. The separate bedrooms will not be rented separately. The applicant states she will be renting the property primarily as a place for her mother to stay in when she comes to Little Rock. To support renting the house, the applicant would like to be able to rent it short term, ala Airbnb. There will be no changes to the property and no signage will be installed. B. EXISTING CONDITIONS: The site contains a one story, frame residential structure. A single-wide driveway off of Ringo Street provides stacked parking for two vehicles. The property is located at the edge of a residential neighborhood where the uses begin to transition to non-residential. The O-3 and C-3 zoned properties to the north and east are occupied by single family residences. The R-4 zoned properties to the south and west are occupied by single family and two family residences. Across Chester Street to the east is the campus of Philander Smith College. One block to the south along Chester Street, a funeral home is located on O-3 and O-1 zoned property. C. NEIGHBORHOOD COMMENTS: Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Downtown Neighborhood Association. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 15 feet radial dedication of right-of-way is required at the intersection of Ringo Street and West 11th Street. 2. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements such as fences located in the right-of-way. March 14, 2019 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-9395 3 E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer Available to this site. Entergy: Entergy does not object to this proposal. Electrical service is already provided to the structure on this property. Contact Entergy in advance to discuss electrical service requirements, extensions, or adjustments to existing facilities. Centerpoint Energy: No comments received. AT&T: No comment received. Central Arkansas Water: No comments received. Fire Department: No comments. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: No comments. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments. Planning Division: This request is located in Central City Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. The Residential Low 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 for a rezoning from R-4 (Two-Family District) to PDC (Planned Development Commercial) to allow to rent entire house through Airbnb. Master Street Plan: East of the property is Ringo Street and it is shown as a Local Street on the Master Street Plan. North of the property is West 11th Street 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 March 14, 2019 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-9395 4 abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. H. SUBDIVISION COMMITTEE COMMENT: (February 20, 2019) The applicant and the property owner were present. Staff presented the item and noted little additional information was needed. In response to a question from staff, the applicant stated the house had two bedrooms and 1 bath and the house would be rented out as a whole, not by individual bedrooms. Public Works comments were discussed. Staff explained the concept of the radial right-of-way dedication. The comments from other reviewing departments and agencies were presented. The committee determined there were no other issues and forwarded the item to the full commission. I. ANALYSIS: The R-4 zoned lot located at 1103 Ringo Street is occupied by a 1,200 +/- square foot single family residence. The site also contains an accessory building. A single wide driveway off of Ringo Street provides stacked parking for two vehicles. The applicant is renting the house primarily to provide a place for her mother to stay when she comes into town. To support the rental costs, the applicant is requesting approval to utilize the structure as an Airbnb short term rental when her mother is not using it. She proposes to make the house available for rental as a whole on a short term basis, ala Airbnb. The home contains two bedrooms. The applicant does not intend to rent the bedrooms separately. Converting the home into a short term rental facility changes the character of the property. It will no longer meet the definition of a “dwelling”; thus, the proposal to rezone. Staff is not supportive of the proposal. As previously noted, the property is at the edge of a residential neighborhood. Single family homes are located to the north, south and west. Staff is concerned that the transient nature of a short term stay facility could have a destabilizing effect on the single family residences around the site. J. STAFF RECOMMENDATION: Staff recommends denial of the request. March 14, 2019 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-9395 5 PLANNING COMMISSION ACTION: (MARCH 14, 2019) The applicant was present. There were two registered objectors present. Staff presented the item and a recommendation of denial. Zoning and Subdivision Manager Dana Carney explained how the existing zoning regulations were applied to the various Airbnb-type, short term rental of homes and rooms in homes. He stated the applicant was proposing to make the whole house available for short term rental; thus the house was no longer being used as a single family dwelling and rezoning was required to allow the use. Elmania Donald, of 1100 South Ringo, spoke in opposition. He stated he had lived at his home for 39 years and was concerned about the amount of traffic at the site. He stated people were going in and out of the house at all hours. Mr. Donald said the applicant wasn’t operating an Airbnb but was operating a “whorehouse.” He was cautioned by the City Attorney to be respectful and careful of his comments. Mr. Donald spoke again of ongoing issues with traffic and trash at the site. The applicant, Yelena Petroukhina, addressed the commission is support of her application. She described the operation of the proposed Airbnb rental. She stated she lived only a couple of blocks from the site and regularly monitored the site. She stated she wanted to be in compliance with City Code, obtain a business license and pay the City’s required taxes. Annette Shead, owner of the property, stated she owned several properties in the area and was committed to the neighborhood. She described upgrades that had been made to the property. She stated she also regularly monitored the property and had observed no issues. Charles and Kaitlin Lott, of 1022 W. 11th Street, spoke in support. They stated they were adjacent neighbors and had observed no issues and had no concerns with the use. Mrs. Lott stated she was a stay at home mom and, if there were any issues, she knows the applicant would respond. Ruth Bell, of the League of Women Voters, spoke of their concerns about the transient nature of the proposed use and the potential impact on nearby residences. She said this may be the wave of the future but not now at this site. In response to questions from the commission, staff stated his matter was brought to staff’s attention via a complaint and these type of uses were difficult to track. S taff stated any change in policy regarding these types of uses would have to come about as a policy change and a change in the zoning ordinance. There then followed a general discussion of the issue of short term rental uses in residential neighborhoods. March 14, 2019 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-9395 6 Commissioner May commented that he did not want one of these uses next to his home. He said this type of zoning could affect single family neighborhoods. In response to a question from Commissioner Brock, Planning Director Collins stated the issue before the commission was the proposed rezoning of this property to allow continued short term rental of the house. There was some additional discussion of the policy as it exists. A motion was made to approve the application, including all staff comments and conditions, except the recommendation of denial. The vote was 4 ayes, 5 noes and 2 absent. The application failed. March 14, 2019 ITEM NO.: 13 FILE NO.: A-334 NAME: Potlatch Deltic 2019 Hwy. 10 Annexation REQUEST: Accept 13 and quarter acres plus or minus to the City LOCATION: 20200 – 21000 Blocks of Highway 10 SOURCE: Tim Daters, PE White Daters and Associations GENERAL INFORMATION: · The County Judge signed the “order approving the annexation as to form” on February 27, 2019 as required by ACA 14-40-609. · The property is undeveloped and partial wooded. · There is a single property owner of the area requesting annexation. · The annexation request is contiguous to the City of Little Rock along its western and southern boundaries. · The annexation request is to obtain City services. · The area is generally rectangular is shape, with the western boundary being some 759 feet, southern 939 feet, eastern side some 446 feet with northern boundary (some 975 feet) along Highway 10. · The site is zoned for R-2, Single Family. AGENCY COMMENTS: Public Safety: Fire: No Comment Received. Police: Little Rock Police Department has indicated they have no concerns or issues with the requested annexation. Infrastructure and Community Facilities: Rock Region METRO Transit: No Comment Received. Parks and Recreation: No Comment Received. Public Works: Public Works Department has indicated they have no concerns or issues with the requested annexation. March 14, 2019 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: A-334 2 Pulaski County Planning: Pulaski County Planning has indicated they have no issues and concerns as long as an ‘island’ is not created. Arkansas Geographic Information Office: AGIO expressed no concerns with the annexation and noted the applicant had followed ARK CODE 14-40-101. Utilities: Central Arkansas Water (CAW): No Comment Received. Entergy: Entergy has indicated they have no issues or concerns with the requested annexation. Reliant-Energy: No Comment Received. Little Rock Water Reclamation Authority (LRWRA): No Comment Received. AT&T: No Comment Received. Schools: Little Rock: No Comment Received. The annexation area is not within the Little Rock School District. Pulaski County Special: Pulaski County Special School District has indicated they have no issues or concerns with the proposed annexation. The annexation area is within the Pulaski County Special School District. ANALYSIS: The area has been contiguous to the City since July 1997 when the land to the south was annexed as the second ‘Chenal Annexation’, the north slope of Shinnal Mountain. The land to the west was annexed in November 2016 when Pulaski County Special School District annexed the Joe T. Robinson High and Middle School campus to the City. The area requesting annexation is owned by Potlatch-Deltic, the developers of the Chenal Valley development. It had been the athletic complex for the Joe T. Robinson Schools until just over a decade ago, when the land was returned to its owners - Deltic Farm and Timber. The gym and structures related to ballfields were removed over a decade ago and some of those areas remain mostly cleared today. The back (southern portion) is wooded and the northern portion is partially cleared. There is an almost 30-foot increase in elevation from Highway 10 (Cantrell Road) to the south boundary of the area requesting annexation. The total area of the annexation is just over 13 acres with around 1000 feet of frontage along Highway 10. March 14, 2019 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: A-334 3 The land is currently zoned R-2, Single Family District with the northern portion along Highway 10 shown for either Medium Density Residential (west) or Suburban Office (east) on the City’s Future Land Use Plan. The southern portion of the annexation area was included in a single-family preliminary plat (S-1221-H) by this property owner just over a year ago. The first phase of the new subdivision with 30 single-family lots and 4 tracts was final platted (S-1221-I) at the end of 2018 (all within the current city Limits). To the south and southwest of the annexation area is this developing single-family subdivision (Caurel). To the southeast is the developed Bronte single-family subdivision. To the west is a Planned Office District for the campus of Joe T. Robinson High and Middle Schools. North of the annexation area, across Cantrell Road, is land zoned R-2, Single Family, which was once the site of ‘Camp Grundy’. The tract has a large pond, single family house and some out buildings. This area is outside the City Limits of Little Rock. To the east is a C-1, Neighborhood Commercial zoned tract and several R-2, Single Family tracts outside the City Limits. The C-1 tract has several small structures (manufactured home type) and has been a barber shop in the past. Next to that is the West Pulaski County Development Association building then two single-family homes – all outside the City of Little Rock. There is just short of 1000 linear feet of Highway 10 that will become part of the City of Little Rock with this annexation. This reduces the ‘gap’ of Highway 10 not in the City to between 600 and 700 linear feet. There are two homes, a business/residence and a quasi-public use that will remain outside of the City after this annexation. Just less than 3 acres will remain outside the side the City after the annexation. The proposed annexation does not create an island, but the remaining area will be surrounded by the City on four sides. This could become a public safety issue in the future. The applicant has contacted the owners to the east and they have no interest in being part of the annexation request. Since this is a volunteer annexation there is no way to include these additional tracks with this annexation request. Since Highway 10 is a state highway, maintenance and improvements will be at the cost of the State not the City. However with any future ‘improvements’ to the road, the City will become responsible for the ‘local match’ funding. Currently the land is undeveloped and will not have any solid waste demands. The Public Works Department has indicated they have no issues or concerns with this annexation request. There is a 16-in and a 12-in water main in the right of way for Highway 10 (Cantrell Road) along the frontage of the tract. There is also a 12-in water main in the right of way for Northfield Drive to the south which is likely to be the source of water connection for much of the annexation area since it is to be part of a subdivision accessing Northfield. There is a 10-inch sewer main just south of the annexation area within the ownership of the applicant. Any extension of water or wastewater lines from the existing service mains to serve this property will be at the cost of the developer/property owner. March 14, 2019 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: A-334 4 The closest fire station (Station 21) is located at 17000 Chenal Valley Drive to the southeast of the annexation area. From this station via existing streets is approximately 4 miles to the annexation area. The next closest station (Station 23) is located at 4500 Rahling Road. Via current streets the annexation area is over four and a quarter miles from Station 23. The Little Rock Fire Department as already identified an existing need for a fire station near the Chanel Parkway-Northfield Drive intersection. The Little Rock Police Department has indicated they have no issues or concerns with the proposed annexation. The police have patrol responsibility of developments both east and west of the annexation area. There are currently no structures on the land required service. Staff Recommendation: Staff recommends approval. PLANNING COMMISSION ACTION: (MARCH 14, 2019) The item was placed on the consent agenda for approval. By a vote of 9 for, 0 against and 2 absent the consent agenda was approved. March 14, 2019 ITEM NO.: 14 Name: Heights Landscape Design Overlay District (Sec. 36-350 through Sec. 36-367). Location: An area generally described as north of Evergreen Drive, North Lookout Road, and Allsopp Park Road; west of Cantrell Road and Sherrill Road; south of the CRI&P railroad; and east of University Avenue and McKinley Streets. Request: Creation of the Heights Landscape Design Overlay District Source: Heights Neighborhood Association STAFF UPDATE: The applicant has requested that this item be deferred. Staff recommends approval of deferral request. PLANNING COMMISSION ACTION: (MARCH 14, 2019) The item was placed on consent agenda for deferral to the April 25, 2019 hearing. By a vote of 9 for, 0 against and 2 absent the consent agenda was approved. March 14, 2019 ITEM NO.: 15 FILE NO.: LA-0080 NAME: 10101 Stagecoach Road Advance Grading Variance LOCATION: 10,101 Stagecoach Road, E of Stagecoach Rd and Otter Creek Court Intersection APPLICANT: Mickey and Patsy Reese APPLICANT’S REPRESENTATIVE: Central Arkansas Engineering AREA: Approximately 6 acres CURRENT ZONING: Residential, R-2 VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Regulations to advance grade by clearing and filling of approximately 6 acres. A. PROPOSAL/REQUEST: The applicant is requesting a variance from the Land Alteration Regulations to advance grade by clearing and filling approximately 6 acres property east of the Stagecoach Rd and Otter Creek Court intersection located at 10,101 Stagecoach Road. The variance would allow staff to issue a grading permit for the advance grading activities without imminent construction. Fill material is proposed to be hauled to this site from nearby construction projects. B. EXISTING CONDITIONS: The 6 acre property is undeveloped with little slope. Some of the western property frontage has been cleared with the remaining portion of the site being tree covered. The subject property is zoned residential (R-2). Nearly all the property is within the floodplain. North and east of the subject property are Fourche Creek, Otter Creek, and Callagahan Creek floodways. The R-2 zoned property is undeveloped and owned by the Arkansas Game and Fish. West of the subject property is Stagecoach Road (Hwy 5). Further west of Stagecoach Road is the Otter Creek Commercial subdivision. Otter Creek Court is in the subdivision with the Oley E. Rooker Public Library and MedExpress pharmacy constructed at the intersection corners. These properties are zoned C-1. Also west of Stagecoach Road is the Chateaus on Stagecoach subdivision with two (2) undeveloped PCD zoned properties at the front and developed single family R-2 zoned properties the rear. South of the subject property is an AT&T operations and storage facility on property zoned R-2. Further south of the AT&T facility is undeveloped property zoned C-3. March 14, 2019 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: LA-0080 2 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, as of the time of writing, staff has not received any inquiries into the application. D. ENGINEERING COMMENTS: 1. A grading permit in accordance with section 29-186 (c) & (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. 2. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 3. Per Sec. 29-197(2), the grading shall be expeditiously completed in a time frame not to exceed one (1) year in duration from the time work commences to installation of all final erosion control measures and vegetation. 4. Per Sec. 29-197(11), a permanent vegetative cover of suitable perennial grass shall be established over all disturbed areas. Where indicated by soil tests, pH adjustments and addition of fertilizer may be required. 5. At completion of land alteration activities, a minimum six (6) inches of suitable top soil shall be placed over all disturbed areas and permanent vegetation cover shall be established. 6. Per Sec. 29-197(12), periodic mowing, generally 2 times per year or more often if required by CLR shall be provided to encourage perennial grass growth. 7. Per Sec. 29-197(13), maintenance for the 2 year period shall be guaranteed through posting of cash, surety bond or letter of credit as referenced in Sec. 31-431(2) at the time of final inspection of the grading activities. 8. Per Sec. 29-197(14), all required federal, state, and local permits and approvals shall be obtained prior to commencement of land alteration activities. 9. A Special Flood Hazard Development permit is required to be issued with the grading permit. 10. Public works staff must be contacted for inspection for final approval of site stabilization prior to acceptance and relinquishment of maintenance bond. 11. Undisturbed areas designated for temporary buffers shall be kept undisturbed except for reasonable access to the site. The width of the temporary buffer March 14, 2019 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: LA-0080 3 strip shall be 6% of the lot width and depth. The minimum width shall be 50 ft. where the subject property is adjacent to other properties, residential streets, collector streets, and industrial streets. The minimum width shall be 80 ft. where the subject property is adjacent to City Parks and arterial streets. In no event, shall these temporary strips be less than the width of the permanent buffers required for the development. The minimum required width shall not exceed 100 ft. 12. What will be the width of the buffer adjacent to Stagecoach Road that will be tree covered? 13. Where is the source of fill material for this project? 14. Will the fill operation be complete in 1 year? 15. Will the project site be consistently staffed during normal working hours? 16. What controls will be utilized to prevent dumping of undesirable material? E. PLANNING STAFF COMMENTS: No comments. F. SUBDIVISION COMMITTEE: Raymond Hickey of Central Arkansas Engineering was present representing the applicant. Staff presented an overview of the variance application. 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 clear and fill an approximately 6 acre property. The tree covered areas will be cleared and fill material will be hauled to the subject property from various construction projects throughout the City. A gravel construction entrance will be located off Stagecoach Road. The applicant has agreed that grading will occur expeditiously and the site will be stabilized within 1 year of the issuance of the grading permit. Any damage to state and 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 except in the constructed detention facility. Maintenance of erosion controls, detention facilities, and construction entrances will occur as needed during the grading period. Within 14 days of completion of the final grading, the disturbed area will be graded with March 14, 2019 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: LA-0080 4 6 inches of top soil and seeded and vegetated with native grasses. When vegetation is established, the erosion control devices can then be removed. The applicant proposes to maintain a 50 ft. undisturbed wooded buffer along the north, east, and south property lines. An 80 ft. undisturbed buffer will be maintained along Stagecoach Road west frontage. The north half of the west frontage does not contain tree coverage within the 80 ft. buffer. The applicant agrees to modify the grading and drainage plan to provide at least a 20 ft. depth of tree coverage within this area. Orange fencing will be installed along all undisturbed buffers to prevent entry. The applicant proposes to staff the property when activities are occurring and to install a gate to secure access. All material will be previewed to adequacy prior to allowing entry into the fill area. The applicant proposes to use the existing curb cut and provide an angled access driveway to obscure views from Stagecoach Road. All proposed slopes will be 3:1 or flatter. H. RECOMMENDATION: Staff recommends approval of the advance grading variance request subject to compliance with the comments and conditions as outlined in paragraph D of the agenda staff report. In addition to paragraph D, the variance request is subject to compliance with the following conditions: 1. A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. I. PLANNING COMMISSION ACTION: (March 14, 2019) The applicant was present. Staff recommended the item be placed on consent approval subject to the compliance with staff’s recommendations and all comments and conditions. There was no further discussion. The item was placed on the consent agenda for approval. The item was approved by the Planning Commission subject to the compliance with all comments and conditions by a vote of 9 ayes, 0 noes, 1 absent, and 1 open position. March 14, 2019 ITEM NO.: 16 FILE NO.: LA-0081 NAME: Village at Bella Tierra Advance Grading Variance LOCATION: 12,110 Stagecoach Road, NE of Stagecoach Road and Alexander Road Intersection APPLICANT: Doda Construction, LLC. APPLICANT’S REPRESENTATIVE: White-Daters & Associates AREA: Approximately 26.7 acres CURRENT ZONING: Planned Industrial Development (PID) VARIANCES/WAIVERS REQUESTED: The renewal of a previously approved variance from the Land Alteration Regulations to advance grade by clearing and filling approximately 26.7 acres. A. PROPOSAL/REQUEST: The applicant is requesting the renewal of an approved variance from the Land Alteration Regulations to advance grade by clearing and filling approximately 26.7 acres of a 50.8 acre property northeast of the Stagecoach Road and Alexander Road intersection at the Pulaski/Saline County line located at 12,110 Stagecoach Road. The previous variance application was Item LA-0071 and was approved by the Planning Commission on August 11, 2016. Land Alteration variances are good for 2 years following Planning Commission approval if a grading permit is not issued. The variance would allow staff to issue a grading permit for the advance grading activities without imminent construction. Fill material is proposed to be hauled to this site from nearby construction projects. B. EXISTING CONDITIONS: The 26.7 acre property is undeveloped with little slope. Areas of the property have been cleared and other areas of the site are tree covered. The subject property is zoned Planning Industrial Development (PID). The northern half of the property is within the floodplain and the eastern and northern portions adjacent to Fourche Creek are within the floodway. Beyond the floodway are residential developed properties within the Otter Creek Subdivision along Mallard Cove. The subject property is located within the Little Rock city limits. East of the subject property is property zoned I-2. On this property is a residential home and Southern Tank Cleaning. Also east and north of the property is the floodway of Fourche Creek. Beyond Fourche Creek is the City of Little Rock Otter Creek Park. West of the subject property are properties zoned C-3 and R-2. March 14, 2019 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: LA-0081 2 Enterprise Liquor is located on the C-3 zoned property and a baseball field is located on an R-2 zoned property. Additionally on the west, is the Pulaski/Saline County line which is tree covered and appears to be undeveloped. South of the subject property is Stagecoach Road. Beyond Stagecoach Road is the Knollwood Mobile Home Park which is zoned R-7. C. NEIGHBORHOOD COMMENTS: At the time of writing, staff has been provided proof of notifications being mailed by the applicant to all adjacent property owners including those across streets and alleys. Also, as of the time of writing, staff has received one inquiry into the application from a property owner on Mallard Cove. D. ENGINEERING COMMENTS: 1. A grading permit in accordance with section 29-186 (c) & (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. 2. Show the temporary stormwater detention areas. 3. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 4. Per Sec. 29-197(2), the grading shall be expeditiously completed in a time frame not to exceed one (1) year in duration from the time work commences to installation of all final erosion control measures and vegetation. 5. Per Sec. 29-197(11), a permanent vegetative cover of suitable perennial grass shall be established over all disturbed areas. Where indicated by soil tests, pH adjustments and addition of fertilizer may be required. 6. Per Sec. 29-197(12), periodic mowing, generally 2 times per year or more often if required by CLR shall be provided to encourage perennial grass growth. 7. Per Sec. 29-197(13), maintenance for the 2 year period shall be guaranteed through posting of cash, surety bond or letter of credit as referenced in Sec. 31-431(2) at the time of final inspection of the grading activities. 8. Per Sec. 29-197(14), all required federal, state, and local permits and approvals shall be obtained prior to commencement of land alteration activities. 9. A special Grading Permit for Flood Hazard Areas will be required per Sec. 8-283 prior to construction. March 14, 2019 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: LA-0081 3 10. Public works staff must be contacted for inspection for final approval of site stabilization prior to acceptance and relinquishment of maintenance bond. 11. At completion of land alteration activities, a minimum six (6) inches of suitable top soil shall be placed over all disturbed areas and permanent vegetation cover shall be established. 12. The site should be signed with a Land Alteration Variance sign obtained from Public Works. 13. Application fee of $100.00 has not been paid. 14. Undisturbed areas designated for temporary buffers shall be kept undisturbed except for reasonable access to the site. The width of the temporary buffer strip shall be 6% of the lot width and depth. The minimum width shall be 50 ft. where the subject property is adjacent to other properties, residential streets, collector streets, and industrial streets. The minimum width shall be 80 ft. where the subject property is adjacent to City Parks and arterial streets. In no event, shall these temporary strips be less than the width of the permanent buffers required for the development. The minimum required width shall not exceed 100 ft. 15. A minimum undisturbed strip 25 ft. wide except for reasonable access shall be provided along each side of streams having a 10 yr storm >150 cfs. The undisturbed strip should be measured from the top of the bank. 16. Where is the source of fill or destination of cut material for the project? 17. Will the advance grading operation be complete in 1 year? 18. Will the project site be consistently staffed during normal working hours? 19. What controls will be utilized to prevent dumping of undesirable material(s)? E. PLANNING STAFF COMMENTS: No comments. F. SUBDIVISION COMMITTEE: Joe White of White-Daters & Associates was present representing the applicant. Staff presented an overview of the variance application. 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 clear and fill approximately 26.7 acres of a 50.8 acre property. The tree covered areas will be cleared and fill material will be hauled to the subject property from nearby construction projects. A gravel construction March 14, 2019 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: LA-0081 4 entrance will be located off Stagecoach Road. The applicant has agreed that grading will occur expeditiously and the site will be stabilized within 1 year of the issuance of the grading permit. The applicant did respond that advanced grading may occur beyond 1 year. If needed, a variance renewal application will be filed for that continuation at that time. Any damage to state and 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 except in the constructed detention facilities. Maintenance of erosion controls, detention facilities, and construction entrances will occur as needed during the grading period. Within 14 days of completion of the final grading, the disturbed area will be graded with 6 inches of top soil and seeded and vegetated with native grasses. When vegetation is established, the erosion control devices can then be removed. The applicant proposes to maintain a 50 ft. undisturbed wooded buffer along the north, west, east, and south property lines. Grading is not requested within 80 ft. of Stagecoach Road due to the provided distance. Orange fencing will be installed along all undisturbed buffers to prevent entry. The applicant proposes to staff the property when activities are occurring and to install a gate to secure access. H. RECOMMENDATION: Staff recommends approval of the advance grading variance request subject to compliance with the comments and conditions as outlined in paragraph D of the agenda staff report. In addition to paragraph D, the variance request is subject to compliance with the following conditions: 1. A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. I. PLANNING COMMISSION ACTION: (March 14, 2019) The item was removed from the consent agenda with a recommendation of approval. The item was introduced by Mike Hood, Public Works Civil Engineering Manager. Mr. Hood detailed the proposal and conditions applied to the application with a staff recommendation of approval. The applicant was represented by Brian Dale of White-Daters and Associates. Mr. Dale outlined the applicant’s proposal to advance grade the property while maintaining undisturbed temporary buffers as required by City code. He stated fill would be hauled to the site from nearby March 14, 2019 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: LA-0081 5 construction projects. Mr. Dale continued and stated grading activities would not occur within the floodway portion of Fourche Creek. Dr. Laura Ruhl-Whittle at 220 N. Pine St. identified herself as a professor at UALR in geology and earth science. Dr. Ruhl-Whittle spoke in opposition to the proposal. She was concerned about the loss of storage capacity in Fourche Creek by filling in the floodplain on this property. Mr. Dale responded to Dr. Ruhl-Whittle concerns stating that FEMA and the City of Little Rock allow filling of the floodplain but filling of the floodway is not permitted. In response to questions from the Planning Commission, Mr. Hood stated the City of Little Rock is in the National Flood Insurance Program and has adopted FEMA regulations on development of the floodplain. He confirmed fill can be placed within the floodplain and structures with finished floors elevated to 1 ft. or more above the base flood elevation can be constructed within the floodplain. Commissioner Bill May asked if wetlands would be disturbed. Mr. Dale said the applicant plans to contact the USCOE and request a wetlands determination. The applicant would comply with their findings and recommendations. A motion was made and seconded to approve the renewal of the advanced grading variance. The motion passed with a vote of 8 ayes, 1 no and 2 absent. March 14, 2019 ITEM NO.: 17 FILE NO.: LA-0082 NAME: Little Rock Christian Academy Revised Advance Grading Variance LOCATION: 19010 Cantrell Road APPLICANT: Little Rock Christian Academy APPLICANT’S REPRESENTATIVE: Garrett Excavating AREA: Approximately 13 acres CURRENT ZONING: POD and Residential, R-2 VARIANCES/WAIVERS REQUESTED: A revised variance from the Land Alteration Regulations to advance grade by clearing and filling of approximately 13 acres. A. PROPOSAL/REQUEST: The applicant is requesting a revised variance from the Land Alteration Regulations to advance grade by clearing and filling approximately 13 acres of property north of Cantrell Road at Little Rock Christian Academy (LRCA) located at 19010 Cantrell Road. The revised variance would allow the construction of a temporary haul road from the north end of The Divide Parkway to the previously approved advance graded area. The applicant is also requesting a one (1) year extension of time for advance grading activities to continue without imminent construction. Fill material is being hauled from this site to nearby construction projects. B. EXISTING CONDITIONS: The 13 acre property is undeveloped with steep slopes. The advance grading activities have been occurring on site for about 1 year. Construction of a new school building has begun on the LRCA advance graded area. The area to the west where the haul road is proposed is tree covered except for a north-south cleared utility easement. The subject properties are zoned POD and residential (R-2). North and west of the subject property are undeveloped properties owned by PDC LLC. The proposed haul road is located on PDC LLC property and will connect with The Divide Parkway at the Chenal Pointe at the Divide apartments which is zoned multi-family (MF-18). South of the subject property is the LRCA campus. South of the haul road is an existing stock pond also owned by PDC LLC. East of the subject property is a large residential (R-2) property and horse ranch owned by the Lyon’s Family with one (1) residential structure and several out-buildings. March 14, 2019 SUBDIVISION ITEM NO.: 17 FILE NO.: LA-0082 2 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, as of the time of writing, staff has not received any inquiries into the application. D. ENGINEERING COMMENTS: 1. A grading permit in accordance with section 29-186 (c) & (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. 2. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 3. Per Sec. 29-197(2), the grading shall be expeditiously completed in a time frame not to exceed one (1) year in duration from the time work commences to installation of all final erosion control measures and vegetation. 4. Per Sec. 29-197(11), a permanent vegetative cover of suitable perennial grass shall be established over all disturbed areas. Where indicated by soil tests, pH adjustments and addition of fertilizer may be required. 5. At completion of land alteration activities, a minimum six (6) inches of suitable top soil shall be placed over all disturbed areas and permanent vegetation cover shall be established. 6. Per Sec. 29-197(12), periodic mowing, generally 2 times per year or more often if required by CLR shall be provided to encourage perennial grass growth. 7. Per Sec. 29-197(13), maintenance for the 2 year period shall be guaranteed through posting of cash, surety bond or letter of credit as referenced in Sec. 31-431(2) at the time of final inspection of the grading activities. 8. Per Sec. 29-197(14), all required federal, state, and local permits and approvals shall be obtained prior to commencement of land alteration activities. 9. Public works staff must be contacted for inspection for final approval of site stabilization prior to acceptance and relinquishment of maintenance bond. 10. The site should be signed with a Land Alteration Variance sign obtained from Public Works. 11. How and when will the proposed haul road be restored? March 14, 2019 SUBDIVISION ITEM NO.: 17 FILE NO.: LA-0082 3 12. Erosion controls must be installed to reduce discharge of polluted stormwater. 13. A tracking pad or construction entrance installed per CLR detail must be installed near The Divide Parkway intersection with a sweeper available as needed. 14. Provide signed and notarized affidavit from adjacent property owner located to the west where the proposed haul road will be located granting permission to be represented by the applicant. The affidavit form can be picked up at the Planning and Development Dept. 15. 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. PLANNING STAFF COMMENTS: No comments F. SUBDIVISION COMMITTEE: Jess Griffin of Holloway Engineering was present representing the applicant. Staff presented an overview of the variance application. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. G. ANALYSIS: Advance grading activities have been occurring on site for about 1 year with the cut material being placed at the Bank of the Ozarks project and the LRCA Sports complex project. The applicant is requesting to revise the previously approved advance grading variance by extending the grading period by 1 year and to construct a temporary haul road from the advanced graded area to The Divide Parkway. The proposed temporary haul road located north of existing stock pond extending to The Divide Parkway will be cleared and constructed to a 20 to 30 ft width for a distance of about 1350 ft. The haul road is being constructed to provide access to the advance grading area due to obstructions caused by building construction on the southern portion of the advance grading area. A gravel construction entrance will be located at the end of The Divide Parkway. The applicant has agreed that grading will occur expeditiously and the site will be stabilized 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. March 14, 2019 SUBDIVISION ITEM NO.: 17 FILE NO.: LA-0082 4 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 except in the constructed detention facility. Maintenance of erosion controls, detention facilities, and construction entrances will occur as needed during the grading period. Within 14 days of completion of the final grading, the disturbed area will be graded with 6 inches of top soil and seeded and vegetated with native grasses. When vegetation is established, the erosion control devices can then be removed. H. RECOMMENDATION: Staff recommends approval of the revised advance grading variance request subject to compliance with the comments and conditions as outlined in paragraph D of the agenda staff report. In addition to paragraph D, the variance request is subject to compliance with the following conditions: 1. A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. 2. At the completion of the advance grading activities, the advance graded area including the haul road will be restored in accordance with the conditions of the variance approvals and city code. I. PLANNING COMMISSION ACTION: (March 14, 2019) The applicant was present. Staff recommended the item be placed on consent approval subject to the compliance with staff’s recommendations and all comments and conditions. There was no further discussion. The item was placed on the consent agenda for approval. The item was approved by the Planning Commission subject to the compliance with all comments and conditions by a vote of 9 ayes, 0 noes, and 2 absent. DATE m@ / t/ J'i 2/JJ Ci MEMBER , BERRY, CRAIG BROCK, THOMAS L. BYNUM, BUEL AH HAMILTON, SCOTT HAYNES, MARLON D. LATTURE, PAUL MAY, BILL B. RAHMAN, ROBBIN S. STEBBINS, ROBERT THOMAS, DIANA M. Pr VOGEL, ROBBY i1v o,J-'-1_:1,' MEMBER BERRY, CRAIG BROCK, THOMAS L. BYNUM, BUELAH L.(_,�+ ,;-: i..o HAMILTON, SCOTT HAYNES, MARLON D. LATTURE, PAUL MAY, BILL B. RAHMAN, ROBBIN S. STEBBINS, ROBERT THOMAS, DIANA M. VOGEL, ROBBY PLANNING COMMISSION VOTE RECORD tv/\J s l/1,/7 A-t-€.N 2)A-A 'IS l l. $ tf < l, {t 13 L ,. - � p� t,--v-/l � ..., . � 1/ j:\ t dl,, � J ,,,, v i\ U' V / I \� v" \ \ V ./ V V ./ � V � i b-v � A£-lµ� .4 q \0 t \ id' \b G ✓ ✓ v ✓ 0 v v � ✓ • V ✓ A A § ✓ ./ � V (g ✓ v ✓ ✓ (; ✓ ✓ , V � v ✓ � C!> a, ✓ / V ✓ (o ✓ ✓ e ✓ A A A A A e V R ✓ ✓ /1/ ,? /7 V .,, v ... / L--- ✓AYE _!_NAVE A ABSENT A-C3ABSTAIN 'RRECUSE Meeting Adjourned {': 5'7 P.M. March 14, 2019 There being no further business before the Commission, the meeting was adjourned at 5:57 p.m. Date Chairman Secretary