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HomeMy WebLinkAboutpc_04 25 2019sub LITTLE ROCK PLANNING COMMISSION SUBDIVISION HEARING SUMMARY AND MINUTE RECORD APRIL 25, 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 Marlon D. Haynes Paul Latture Bill May Robbin Rahman Robert Stebbins Diana M. Thomas Robby Vogel Members Absent: Scott D. Hamilton City Attorney: Shawn Overton III. Approval of the Minutes of the March 14, 2019 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION SUBDIVISION AGENDA APRIL 25, 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. 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. NEW BUSINESS: I. PRELIMINARY PLAT/REPLAT/SITE PLAN REVIEW : Item Number: File Number: Title: 1. S-1312-B Lots 1R and 2R Barrow Plaza Addition Preliminary Plat; located at 9101 West Markham Street. 2. S-1665-H Wildwood Ridge Phase IV Preliminary Plat; located at the west end of Summershade Drive. 3. S-867-Z(8) Fitzroy Promenade Subdivision Site Plan Review; located at the NE corner of Rahling Road and St. Vincent Way. II. PLANNED DEVELOPMENTS: Item Number: File Number: Title: 4. Z-2771-A 22 Daven Court Short-form PD-R; located at 22 Daven Court. Agenda, Page Two II. PLANNED DEVELOPMENTS: (Continued) Item Number: File Number: Title: 5. Z-4029-C Orion Federal Credit Union Short-form PD-O; located at 1019 N. University Avenue. 6. Z-5570-D TRL Properties Revised Short-form PD-O; located at 12,418 and 12,420 Cantrell Road. 7. Z-6810-A Dogwood Partners Short-form PD-O; located 3023 West 7th Street. 8. Z-7605-D Lots 2 and 3; Chevaux Office Park Short-form PCD; located at 17,705 Cantrell Road. 9. Z-7854-F Grow Learning Center Revised PID; located at 5 Remington Cove. 10. Z-9401 7900 Doyle Springs Road Short-form PID; located at 7900 Doyle Springs Road. 11. Z-9402 Greenhaw Properties Short-form PD-R; located 3523 West Capitol Avenue. 12. Z-9403 2322 West 3rd Street Short-form PD-R; located at 2322 West 3rd Street. 13. Z-9404 517 Maple Street Short-form PD-R; located at 517 Maple Street. 14. Z-9405 Innovation Valley Short-form PD-R; located SW of 13,815 and 13,823 Fern Valley Lane. 15. Z-9406 Flagship Homes Townhouse Apartments Short-form PD- R; located at the NW corner of Florida Avenue and Indiana Avenue. 16. Z-9407 Village at the Gateway Long-form PRD; located west of the existing Village at the Gateway, 4 blocks west of Vimy Ridge Road. Agenda, Page Three II. PLANNED DEVELOPMENTS: (Continued) Item Number: File Number: Title: 17. Z-9408 Shackleford Forest Communities Long-form POD; located at 5600 S. Shackleford Road. 18. Z-9409 Fletcher Ridge Long-form PRD; located on the north side of Kanis Road; west of Chenal Downs Blvd. 19. LA-0083 Village at the Gateway Land Alteration Variance; located south of the Village at the Gateway, west of Vimy Ridge Road. April 25, 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 Ave nue and R Street. (b) Variance from the typical minimum parking requirements. April 25, 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. April 25, 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 acc ess 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 Ave nue. 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 St reet, a stormwater inlet should be installed at the west property line on R St reet 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 certif icate 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 April 25, 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. April 25, 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 apparat us 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 th e 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. April 25, 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. April 25, 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 varian ce 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 April 25, 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 Stree ts 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 d esign 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 Ave nue. 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 inclu des 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 April 25, 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 pitc h-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 4 0 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 April 25, 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 be ing 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. April 25, 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 t he 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 April 25, 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. STAFF UPDATE AND RECOMMENDATION: The applicant has amended the application. The proposed building is now two stories in height (reduced from the originally requested three stories). The first (ground-level) floor is proposed to consist of 5,608 square feet of retail space utilizing the selected list of C-1 uses as originally proposed and outlined in the Paragraph I analysis. The elevation drawing indicates that square footage being divided into four lease spaces. Days and hours of operation for the commercial uses remain 7 am to 10 pm, seven days a week. The second floor is proposed to consist of four, 1,402 square foot dwellings. Access to the commercial spaces is from both the west and east sides of the building. Access to the residential spaces is from a central lobby area which contains stairs and a lobby. The building height has been reduced down to 26’8” with three tower/parapet elements extending up to 31’4” on both the east and west facades. Signage is still proposed for both the east and west façade. April 25, 2019 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-5534-C 13 The applicant has stated an alternative may be to utilize the first floor for four residential units, matching the proposed use for the second floor. Staff can support that alternative. As long as commercial/retail is proposed as a use for the property, staff cannot support the application. Staff continues to maintain the position that it is inappropriate to extend commercial across to the west side of University Avenue. Staff recommends denial of the application. PLANNING COMMISSION ACTION: (APRIL 25, 2019) The applicants were present. There were two registered objectors present. Staff presented the item and gave an update on revisions to the plan. Staff stated the proposal was now a two-story building with either two floors of four residential units each or one floor of the previously proposed C-1 uses and one floor of four residential units. Staff read into the record the contents of an e -mail from Norman Hodges, Heights Neighborhood Association President, to the applicants. In that e-mail, Mr. Hodges stated the HNA board voted unanimously to support the proposed project at their April 22, 2019 Board meeting, with the following requirements added to the proposal: 1. Residential rental units, if utilized, shall have lease terms of no less than one year and no subletting shall be permitted. No Airbnb or other short term rental options shall be permitted. 2. Weekday and Saturday commercial spaces operational hours shall be 8:00 am – 7:00 pm and Sunday commercial operational hours shall be noon – 6:00 pm. 3. There shall be an enforceable agreement with Regions Bank (located across R Street to the south) that it will redirect its exterior lighting inward and downward, so that light from those fixtures does not enter the property of adjoining residential units. Staff stated the applicants had amended their application to include the above items requested by the HNA board. Staff stated they were still opposed to any proposal to extend commercial zoning and uses across to the west side of University Avenge and recommended denial of the application. Brad Peterson, of Crafton Tull, addressed the commission in support of the application. He stated the proposal was not a full-commercial development but a mixed use development to transition between the commercial district and the residential neighborhood. He stated they had made changes in the proposal in response to April 25, 2019 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-5534-C 14 neighborhood concerns. Mr. Peterson stated the limited list of proposed C-1 uses were low-impact uses to serve the neighborhood and not destination type uses. Norman Hodges addressed the commission. He stated the HNA board appreciated working with the architects and developer. He stated that while HNA would rather have the development be all residential, they did support the proposal as amended to include the previously noted conditions. Kathleen Oleson, of 5717 Hawthorne, spoke in opposition. She stated the proposed seven days a week commercial proposed for the west side of University would impact the adjacent residential properties. She voiced concerns about traffic and the reduced buffers. Ms. Oleson stated new single family homes had been built just to the west of this site and she felt some type of residential was a viable use for the property. Ruth Bell, of the League of Women Voters, spoke in opposition. She voiced concerns about noise and traffic. She stated traffic from this development would go west on R Street, through the neighborhood, in spite of signage discouraging that movement. Brad Peterson reiterated his contention that the commercial uses were low traffic generators that would serve the neighborhood. He stated they saw the businesses catering to walk-up traffic that is already in the neighborhood. He addressed their proposed changes to R Street, including signage, to discourage west-bound traffic. Mr. Peterson stated they had addressed drainage issues, lighting and noise. He stated the covered parking proposed to be located along the western perimeter of the site would further reduce any noise or lights impacting the adjacent neighbors. He stated this was the last piece of undeveloped property on the west side of University and what was being proposed was a good transitional use. In response to a question from Commissioner Rahman, staff briefly described the history of zoning changes on the west side of University and further described their concerns with any proposal to extend commercial uses across to the west side of University. Commissioner Berry stated the commission had consistently voted against commercial zoning crossing University. He stated some sort of transitional use would be appropriate, just not commercial. Commissioner Vogel voiced his support for the proposal. A motion was made to approve the application, including all staff comments and conditions, except the recommendation of denial. The motion was seconded. The vote was 3 ayes, 7 noes and 1 absent. The item failed. April 25, 2019 ITEM NO.: B 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. Proposal / Request: At the request of the Heights Neighborhood Association (HNA), Staff was invited to thei r “Neighborhood Tree Protection Committee” meeting that was held September 20, 2017 to discuss the issues that have arisen from new development in the Heights area. Ward 3 Director Kathy Webb was also in attendance. The Prospect Terrace President is ex-officio on the Heights Board and was aware of the work being done. Topics discussed were landscaping, parking in the front yard setback, differing architectural styles, historic districts, house sizes, and building setbacks. The possibility of a Design Overlay District (DOD) for the Heights area was discussed and what a DOD can and cannot do. After some general questions and discussion, it was decided that the committee would continue to work on ways to improve the area including developing a DOD for the area. The committee continued to work the following year and submitted a list of points to Planning Staff that they would like addressed in the DOD in August 2018. Staff researched other ordinances in the country that were similar to the topics proposed by April 25, 2019 SUBDIVISION ITEM NO.: B (Cont.) 2 the committee. Staff then drafted a tentative ordinance that provided the most benefit for the neighborhood and did not reduce any buildable area on the sites. The Planning Commission’s Plans Committee met January 23, 2019 to discuss the proposed ordinance. Topics discussed were tree preservation, the tree fund, backyard versus front yard placement, and if a formal impact study was going to be completed. The draft was presented back to the neighborhood committee. Meetings of the neighborhood committee were held to discuss the text. A meeting with the City Manager, Director Webb, Staff and neighborhood representatives was held on January 10, 2019 and edits were made to the draft and to the map area. On January 28th, the HNA Board unanimously approved the final draft text. This was provided to Staff with the request it be presented for adoption. Staff identified the property owners in the area specified by the neighborhood committee by accessing property owners via the Pulaski County Tax Assesso rs data. Over 2,100 letters were mailed to each owner on February 11, 2019. This letter provided them a brief synopsis of the proposed ordinance and asked for any comments and concerns. The letter also stated that a copy of the draft ordinance was placed on the web. If they desired a hard copy, they were to contact Staff. There were numerous contacts from the property owners. See Neighborhood Comments section below. The boundaries of the district are generally described as north of Evergreen Drive, N orth 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. The regulations apply only to lots zoned or occupied by single and two family dwellings. Th e Landscape Ordinance (Chapter 15) does not address single family or two family structures of two (2) acres or less zoned R1, R2, R3, R4 and R7A per Sec 15-4(a)(2). The regulations apply to the following: (1) Any addition to the principal structure of more than four hundred (400) square feet of foundation area. (2) All other subsequent additions after passage of this division that result in total of more than (400) square feet of foundation area to the principal structure as existing before the passage of this division. (3) Construction of new single family or two-family structures. (4) Any lot that has had the principal building demolished and has not had active construction activities on that lot within one year of the demolition permit being issued. April 25, 2019 SUBDIVISION ITEM NO.: B (Cont.) 3 The DOD's main goal is to have trees retained or planted in the front yards and those with corner lots to also retain or plant trees along that side street when new houses are built and additions to existing structures occur. A list of approved trees is in cluded in the ordinance that has a mixture of native and non-native trees. Differing heights, deciduous, and evergreen trees are listed as well as a listing of trees that are suitable for planting under or near utility lines. Trees are to be maintained o ver time to promote health of the trees and promote shade. Any tree required by this section that is removed is required to be replaced within six months. Existing trees that are onsite that qualify as a “Preserved Tree” as defined in Chapter 15 shall be credited as fulfilling this ordinance in a one to one ratio. The locations of the new trees are to be in the front yard setback and the side yard setback for those with corner lots. This will not reduce the size of any proposed house or addition. This proposed ordinance is not retroactive and only affects future (after the date of adoption) residential additions or new construction. Planning staff meet with neighborhood representatives on February 28, 2019 to discuss the emails that had been received by staff since the letters were mailed. Three changes to the proposed ordinance were made as a result of that meeting. The committee felt that these changes were appropriate. They are as follows with the bolded text being the new language: Sec 36-434.38 (b) now reads “These regulations shall apply to all lots zoned or occupied by single family or two-family dwellings except non-residentially occupied lots with conditional use permits.” The exception was added to exclude churches, parks, schools, country clubs, etc. that had obtained a conditional use permit. The same language was added in Section 36-434.49. Sec. 36-434.48 (b) (1) now reads “Any addition to the principal structure of more than six hundred (600) square feet of foundation area” and Sec. 36-434.48 (b) (2) “All other subsequent additions after passage of this division that result in total of more than six hundred (600) square feet of foundation area added to the principal structure as existing before the passage of this division.” This was changed from 400 to 600 square feet to raise the threshold for application of the ordinance. The word “added” was inserted for clarity. Staff has also corresponded with the Committee on April 5, 2019 concerning two additional changes that were proposed by them. They are as follows with the bolded text being the new language: April 25, 2019 SUBDIVISION ITEM NO.: B (Cont.) 4 Sec. 36-434.49 (b) now reads “Credits for Preserved Trees. For each existing tree preserved within the front or side yard setback, there shall be a one to one credit applied to the minimum tree requirements. Trees located in the front or side yard setback that are to be preserved that are twelve (12) inches or greater diameter at breast height (DBH) shall fulfill all requirements for the required trees within the front or side yard setback. Sec. 36-434.49 (b) now reads “Required tree planting. One two and one-half (2-1/2) inch or greater caliper single trunk tree measured at 12” above soil line shall be planted for every forty (40) feet or portion thereof of street frontage of t he lot. Multi-trunk trees shall be measured as a total caliper of all trunks at 12” above soil line and shall be required to have a minimum of (4-1/2) four and one half inch or greater caliper. On corner lots, trees required on one street frontage may not be planted on a different street frontage. A minimum of one tree shall be planted for each street frontage. The committee feels that the above five changes will make the ordinance less onerous to the community by exempting non-residential properties with conditional use permits such as churches, clubs, schools, etc., raising the threshold from a 400 square foot addition to 600 square feet, allowing one larger tree of 12” or more DBH to satisfy the requirements for tree planting in that setback, and reducing the size of tree from 3” down to 2 1/2” caliper. NEIGHBORHOOD COMMENTS: Notices were sent to approximately 2100 property owners in the area on February 11, 2019 and copy of the draft ordinance was posted on the city webpage that day. Staff has logged 112 citizen comments from email, phone calls and in office visits. 71% have voiced support of the ordinance, 16% have voiced opposition of the ordinance, and 13% were neutral or needed additional information. These totals are current to the printing date of the report. STAFF RECOMMENDATION: PLANNING COMMISSION ACTION: (APRIL 25, 2019) Brian Minyard, Planning and Development Staff made a presentation to the Commission on the process of the creation of the Design Overlay District (DOD) to date. Natalie Capps, a resident, presented a PowerPoint presentation that spoke of the existing trees in the area, the neighborhood association and their activities, and development April 25, 2019 SUBDIVISION ITEM NO.: B (Cont.) 5 pressures in the neighborhood. She followed with multiple slides of lots that had all of the trees removed during construction. She reiterated the DOD origins and summarized the proposed DOD. She presented the amount of comments that the city had received as well as the petition that had been signed. She ended with examples of new development that met the proposed DOD criteria. She reserved the rest of her time for rebu ttal. Kevin Crass, of the Friday Eldredge & Clark Firm, spoke in opposition to the ordinance. He stated he was a resident of the area and that one of his Clients, Joe Ford, asked to be identified at the hearing. Mr. Crass stated that saving the tree canopy and the integrity of the neighborhood was a common goal but they disagree on the process of how to go about it. He spoke of the neighborhood association and how he felt that all citizens were not included in the process. Mr. Crass maintained the copies of the DOD were not given to the members. He did note that the city’s mailer did have a link to the proposed DOD online. Mr. Crass believed that everybody was not notified and did note that he did not speak on behalf of the residents. Mr. Crass continued that the Heights area has never had a DOD and this would be a major policy change. He said the other cities’ DOD processes are subject to long study and then a referendum. Mr. Crass followed by asking why would this not be good for the entire city. Mr. Crass stated that this will cause additional cost to the residents and to the city. He stated that with no requirement for tree preservation, this would create two classes of citizens, those subject to and those not. Mr. Crass maintains it would be impossible to enforce. He spoke of Act 1002 of 2015 and if the City was going to be liable. Mr. Crass spoke to experts in the field of landscaping and noted that there are types of trees that are not listed that would be suitable. Mr. Crass believes that the DOD is driven by larger homes replacing the existing ones and he stated he did not approve of the language in the petition. He wanted to ask developers to voluntarily plant trees. Mr. Crass asked the commission to vote down the proposal and to continue the discussion. Frances Buchannan, resident, spoke in opposition to the item. She stated she loves the trees and the neighborhood and has seen a lot of trees come and go. She continued that not enough scientific facts have been explored concerning the planting of trees after new construction. She made four points: 1) larger trees in the area are on life support being artificially watered and fed. 2) It can take over five years for a tree to die after construction ends. 3) A lot of trees will be lost during construction. 4) The best time to plant is after the house is not immediately after finished and occupied. April 25, 2019 SUBDIVISION ITEM NO.: B (Cont.) 6 She asked who would be checking on the trees, the homeowners or the city. She continued that some homeowners are being smart and not planting immediately. Thompson Murry, a resident, spoke in favor of the item and about being a neighbor for 25 years and purchasing the house based on the neighborhood and the trees. He supported building in minimal requirements for trees. Emily Penell, a resident, spoke in favor of the item and covered some history of the Heights. She spoke of drainage problems from re -grading the lots and the benefits of trees with shade, reducing urban heat, walkability, providing wildlife habitat, etc. She continued that the City of Little Rock already had intruded into the life of citizens though fire codes, building coeds, residential codes, etc. and that this DOD would be minor in comparison. She finished with a quote from the Planning Departments’ mission statement. She feels that this is accommodating to new development. Merritt Dake, a resident, spoke in favor of the DOD and stated that he was building a new residence and a new commercial building in the Heights. He has maintained trees on his lot. He believes that this is moderate regulation and that moderate regulation makes a balance to protect property values. He has researched other cities and theirs are more invasive. He asked the Commission to approve the DOD. Ruth Bell, League of Women Voters, stated that the DOD carries forward positive aspects of that neighborhood. She asked the Commission to approve the item. Commissioner Craig Berry asked the City Attorney’s representative, Shawn Overton, about takings on this item. Mr. Overton stated that there was nothing glaring at this level. He continued that this may not be the final version of the DOD. Commissioner Berry asked Mr. Minyard about any public meetings that have been held on this item. Mr. Minyard stated that he could not speak to the neighborhood meeting. Mr. Norman Hodges, President of the Heights Neighborhood Association, spoke of the quarterly agendas, membership in the association, and the committee that worked on the DOD. Mr. Crass stated that these were not public meetings. Commissioner Berry stated that there are studies that state that trees increase the price of the properties and this is a benign ordinance. Commissioner Bill May commented that he lived in Leawood and even he knew of the proposed DOD. Mr. Crass maintained that all of the citizens did not have input in the process. April 25, 2019 SUBDIVISION ITEM NO.: B (Cont.) 7 Commissioner Bill May said that he had talked to Dickson Flake earlier and Mr. Flake has advised him to use common sense. He continued that the Planning Commission was making a recommendation to the Board of Directors and that he would vote for it. Commissioner Robin Rahman asked who the applicant is on this application. Mr. Minyard stated that the City was working at the request of the Neighborhood Association. He also asked if the Planning Department has made a recommendation yet. Mr. Jamie Collins, Director of Planning and Development said that they would before it went to the Board. He continued that this was the public hearing for this item. Commissioner Rahman asked if the cost implicat ions had been calculated. Mr. Collins stated no. Commissioner Robby Vogel stated that this had been a topic of discussion at the Subdivision Committee meeting. He is a resident of the area and has discussed it with others and there are concerns. He says they should look to the future and noted the considerable effort of the citizens. Commissioner May stated it was a good place to start the discussion on the item. Commissioner Tom Brock said he was from Southwest Little Rock and wished the DOD would go citywide. A motion was made to approve as presented. The motion passed with 10 ayes, 0 noes, and 1 absent. Page 1 of 6 -DIVISION 17. - DESIGN OVERLAY DISTRICT—HEIGHTS LANDSCAPE DESIGN OVERLAY DISTRICT Sec. 36-434.46. - Purpose and intent. (a) Purpose and intent. The purpose of the Heights Landscape Design Overlay District (district) is to restore the tree canopy along the streets where new residential construction and expansions of residential structures have decreased or created voids in the tree canopy. (b) District boundaries. The district shall include all parcels within the area as described: A part of Sections 29, 30, 31, and 32 all in Township 2 North, Range 12 West and a part of Sections 25 and 26 all in Township 2 North, Range 13 West, Pulaski County, Arkansas, being more particularly described as follows: Beginning at the Centerline intersection of North University Avenue and Evergreen Street; thence north along the centerline of North University Street to the Centerline intersection of Cantrell Road; thence west along the centerline of Cantrell Road to the Centerline intersection of North Hughes Street; thence north along the centerline of North Hughes Street to an extension of the North boundary of Betswood Subdivision; thence Easterly along said North Boundary of Betswood Subdivision to the North East Corner of Tract B Betswood Subdivision; thence Southerly along the East Boundary of Tract B Betswood Subdivision extended to a point on the centerline of Perryville Road; thence Easterly along the centerline of Perryville Road to the Centerline intersection of North McKinley Street; thence north along the centerline of North McKinley Street to the Centerline intersection of Hawthorne Road; thence east along the centerline of Hawthorne Road to the centerline of University Avenue; thence north along the centerline of University Avenue to Brentwood Road; thence west along the centerline of Brentwood Road to an extension of the west boundary of the Mountain Home Subdivision; thence north along the western boundary of the Mountain Home Subdivision extended to a point on the centerline of Longwood Road; thence east along the centerline of Longwood Road extended to the west boundary of the South West ¼ North West ¼ of Section 30, Township 2 North, Range 12 West; thence north along the west line of T2N R12W Sec 30 to a point on Centerline of the CRI&P railroad; thence southeasterly along the centerline of the CRI&P railroad to the intersection of an extension of the west boundary of Lot 31 Sherrill Heights Subdivision; thence along the West line of said Sherrill Height Subdivision to the North West corner of Lot 11 Club Terrace Subdivision; thence Southerly along the West line of Club Terrace Subdivision to a point on the North line of the South East ¼ South West ¼ of Section 29, Township 2 North, Range 12 West; thence Easterly along said North line to the North East Corner of the South East ¼ South West ¼ of said Section 29; thence Southerly along East line of the South West ¼ of said Section 29 to the South East Corner of the South West ¼ of said Section 29; thence west along the south line of T2N R12W Sec 29 to the Centerline intersection of Cantrell Road; thence southeasterly along the centerline of Cantrell Road to the Centerline intersection of Allsopp Park Road; thence southwesterly along the centerline of Allsopp park Road to the Centerline intersection of North Lookout Road; thence southwesterly along the centerline of North Lookout Road to the Centerline intersection of Kavanaugh Boulevard; thence northwesterly along the centerline of Kavanaugh Boulevard to the Centerline intersection of L Street; thence west along the centerline of L Street to the Centerline intersection of North Fillmore Street; thence south along the centerline of North Fillmore Street to the Centerline intersection of Evergreen Drive; thence west along the centerline of Evergreen Drive to the point of Beginning. See attached Exhibit “A” for map of area. Sec. 36-434.47. - Definitions. Page 2 of 6 Tree Canopy. See definition of Tree Canopy in Chapter 15 Landscaping and Tree Protection. Responsible Party. See definition of Responsible Party in Chapter 15 Landscaping and Tree Protection. Preserved Tree. See definition of Preserved Tree in Chapter 15 Landscaping and Tree Protection. Sec. 36-434.48. - Application of design regulations. (a) The regulations in this division shall be in addition to and shall overlay all other zoning districts and other ordinances requirements regulating the development of land so that any parcel of land lying in the overlay district shall also lie within one (1) or more of the other underlying zoning districts. Therefore, all property within this overlay district will have requirements of both the underlying and overlay zoning district in addition to other ordinance requirements regulating the development of land. In case of conflicting standards between this division and other city ordinances, the overlay requirements shall control. (b) These regulations shall apply to all lots zoned or occupied by single family or two-family dwellings except non-residentially occupied lots with conditional use permits. (1) Any addition to the principal structure of more than four hundred (400) six hundred (600) square feet of foundation area. (2) All other subsequent additions after passage of this division that result in total of more than (400) six hundred (600) square feet of foundation area added to the principal structure as existing before the passage of this division. (3) Construction of new single family or two-family structures. (4) Any lot that has had the principal building demolished and has not had active construction activities on that lot within one year of the demolition permit being issued. Sec. 36-434.49. - Review section. The director of the department of planning and development shall determine compliance of all building permit requests within the boundaries of the Heights Landscape Design Overlay District prior to the issuance of building permits. Sec. 36-434.50. - New construction and additions or modifications to existing structures on lots zoned or occupied by single family or two-family dwellings except non-residentially occupied lots with conditional use permits. In order to be compatible with the tree canopy of the neighborhood, new construction and additions to existing structures shall comply with the following criteria. Plans for new construction, additions and modifications which are subject to this ordinance shall be submitted to the department of Planning and Development. The department will review plans for consistency with the detailed requirements of this ordinance and consistency with the tree canopy of the district. (a) Tree Preservation. There is no requirement under this division to preserve existing trees within the front yard and street side yard setbacks as defined per the underlying zoning. However, the responsible party may select certain trees to be preserved to comply with the provisions of this division. See Section 15-52 (g) Prohibited Activities and Section 15-52 (h) Tree Protection for proper methods of tree preservation. Page 3 of 6 (b) Credits for Preserved Trees. For each existing tree preserved within the front or side yard setback, there shall be a one to one credit applied to the minimum tree requirements. Trees located in the front or side yard setback that are to be preserved that are twelve (12) inches or greater diameter at breast height (DBH) shall fulfill all requirements for the required trees within the front or side yard setback. (c) Required tree planting. One three (3) two and one-half (2-1/2) inch or greater caliper single trunk tree measured at 12” above soil line shall be planted for every forty (40) feet or portion thereof of street frontage of the lot. Multi-trunk trees shall be measured as a total caliper of all trunks at 12” above soil line and shall be required to have a minimum of (4-1/2) four and one half inch or greater caliper. On corner lots, trees required on one street frontage may not be planted on a different street frontage. A minimum of one tree shall be planted for each street frontage. (d) Tree form: Trees planted shall provide shade. Trees shall not be planted that are of a columnar form at maturity. A tree with a columnar form at maturity will be five or more times as tall as they are wide. (e) Species. Trees shall be selected from the following list. Native species not on the list are permitted upon review and approval by Planning and Development Staff. (1) Deciduous—Large (average height 60' × 40' width) Botanical Name Common Name Native species Fagus grandifolia American Beech Liriodendron tulipfera Tulip Poplar Tree Magnolia acuminata Cucumber Magnolia Platanus occidentalis Sycamore Quercus acutissima Sawtooth Oak Quercus alba White Oak Yes Quercus falcata Southern Red Oak Yes Quercus michauxii Swamp Chestnut Oak Yes Quercus nigra Water Oak Yes Quercus nuttallii Nuttall Oak Yes Quercus palustris Pin Oak Yes Quercus phellos Willow Oak Yes Quercus shumardii Shumard Oak Yes (2) Deciduous—Medium Trees (average height 40' × 30' width) Botanical Name Common Name Native species Acer rubrum "Drummondii" Swamp Red Maple Acer rubrum "Red Sunset" Red Page 4 of 6 Sunset Maple Betula nigra River Birch Yes Ginkgo biloba Ginkgo (male) Koelreuteria paniculata Golden Rain Tree Pistacia chinensis Pistachio Taxodum distichum Bald Cypress Yes Ulmus parvifolia Chinese Elm (3) Trees to be planted under utility lines shall be selected from the following species: Deciduous—Small Trees (average height 20' × 15' width) Botanical Name Common Name Native species Acer palmatum Japanese Maple Cercis canandensis Redbud Cercis chinensis Chinese Redbud Cornus florida Flowering Dogwood Yes Ilex decidua Deciduous Holly Magnolia soulangiana Saucer Magnolia (4) Evergreen—Large Trees (average height 60' × 30' width) Botanical Name Common Name Native species Magnolia grandiflora Southern Magnolia (5) Evergreen—Medium Trees (average height 40' × 30' width) Botanical Name Common Name Native species Ilex opaca American Holly Magnolia virginiana Sweet Bay Magnolia (6) Evergreen—Small Trees (average height 20' × 15' width) Botanical Name Common Name Native species Ilex attenuata "Fosteri" Foster's Holly Ilex vomitoria Yaupon Holly (f) Location. Trees shall be planted within the front yard and street side yard setbacks as defined per the underlying zoning. Trees shall not be planted within five (5) feet of Page 5 of 6 adjoining property lines. A Franchise Permit is required for all trees that are proposed to be planted in the public right-of-way. All tree plantings shall not interfere with above or below ground utilities, obstruct views at intersections, or cause other public safety concerns. (g) Installation. Trees shall be planted according to recognized horticultural practices. (h) Continuous maintenance. See Sec 15-53. Tree Pruning. Responsible parties shall in no instance overly prune to reduce or prohibit a tree’s mature height and spread. Trees shall not be topped. Trees shall be maintained according to recognized horticultural practices. Any preserved or required trees that die shall be replaced by the responsible party. Required trees that are destroyed or removed by act or consent of the responsible party shall be replaced. Replacement shall occur within six months in accordance with good horticultural practices and in compliance with this chapter. (i) Standards for preserved trees. The city official may visit each site and review photographs of each site for which there is a plan in order to verify that the trees to be preserved pursuant to the plan are of sufficient size, quantity and quality to warrant preservation. Trees that do not warrant preservation shall not qualify as preserved trees as determined by the city official. (j) Utility. This article shall not apply to the maintenance of overhead or underground utility lines, nor does it apply to the development of subdivisions in the construction of streets, curbs, gutters, storm sewers and overhead or underground utility lines. It is expected that proper care and planning are used in the construction so that the maximum number of trees can be preserved. Sec. 36-434.51. - Exceptions. Any request to vary, alter, or modify specifications of this design overlay district shall be processed as a request for a variance as per article II, division 2 of this chapter. Page 6 of 6 April 25, 2019 ITEM NO.: 1 FILE NO.: S-1312-B NAME: Lots 1R and 2R Barrow Plaza Addition Preliminary Plat LOCATION: 9101 West Markham Street DEVELOPER: Y & O Markham 1, LLC and Y & O Markham 2, LLC 366 North Broadway Street, Suite 406 Jericho, NY 11753 OWNER/AUTHORIZED AGENT: Y & O Markham 1, LLC and Y & O Markham 2, LLC/owners Development Consultants/authorized agent SURVEYOR/ENGINEER: Development Consultants, Inc. 2200 N. Rodney Parham Rd., Suite 220 Little Rock, AR 72212 AREA: 10.156 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF WARD: 6 PLANNING DISTRICT: 2 CENSUS TRACT: 22.08 CURRENT ZONING: C-3 General Commercial VARIANCE/WAIVERS: 1. Allow 15 foot front setback. 2. Allow 10 foot rear setback. 3. Allow lot area to be less than 14,000 square feet. 4. Allow lot without public street frontage. STAFF REPORT AND RECOMMENDATION: On April 10, 2019, the applicant requested deferral of this item to the June 6, 2019 agenda. Staff recommends approval of the deferral request. April 25, 2019 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1312-B 2 PLANNING COMMISSION ACTION: (APRIL 25, 2019) The applicant was present. There were no objectors present. Staff informed the commission that, on April 16, 2019, the applicant had requested deferral of the item to the July 18, 2019 meeting which is after the new FEMA FIRM maps come out in Ju ne 2019. There was no further discussion. The item was placed on the consent agenda and approved for deferral to the July 18, 2019 agenda. The vote was 10 ayes, 0 noes and 1 absent. April 25, 2019 ITEM NO.: 2 FILE NO.: S-1665-H NAME: Wildwood Ridge Phase IV Preliminary Plat LOCATION: West end of Summershade Drive DEVELOPER: Wildwood Phase 4, LLC 13,100 Pride Valley Road Little Rock, AR 72223 OWNER/AUTHORIZED AGENT: Wildwood Partners, LLC/owners White-Daters and Associates/authorized agent SURVEYOR/ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.94 acres NUMBER OF LOTS: 5 FT. NEW STREET: 115 LF WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.13 CURRENT ZONING: R-2, Single Family VARIANCE/WAIVERS: 1. Advance grading of the entire site with installation of the infrastructure. 2. 20 foot front building line for the five lots. STAFF REPORT AND RECOMMENDATION: On April 9, 2019 the applicant requested deferral of this item to allow for time to pursue various options to address Fire Department issues. Staff recommends deferral of the item to the June 6, 2019 meeting. April 25, 2019 SUBDIVISION ITEM NO.: 2 FILE NO.: S-1665-H 2 PLANNING COMMISSION ACTION: (APRIL 25, 2019) The applicant was present. There were no objectors present. Staff informed the commission that, on April 9, 2019, the applicant had requested deferral of the item to allow time to pursuer various options to address Fire Department issues. There was no further discussion. The item was placed on the consent agenda and deferred to the June 6, 2019 agenda. The vote was 10 ayes, 0 noes and 1 absent. April 25, 2019 ITEM NO.: 3 FILE NO.: S-867-Z (8) NAME: Fitzroy Promenade Subdivision Site Plan Review LOCATION: Northeast corner of Rahling Road and St. Vincent Way DEVELOPER: True Blue Properties, LLC P. O. Box 242840 Little rock, AR 72223 OWNER/AUTHORIZED AGENT: True Blue Properties, LLC/owner White-Daters and Associates/authorized agent SURVEYOR/ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 9.99 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.13 CURRENT ZONING: C-3, General Commercial District VARIANCE/WAIVERS: 1. Advance grading of the entire site with Phase I development. 2. Building height variance to allow a height to 50-feet to the top of the parapet wall. BACKGROUND: This tract is within an area designated and zoned for commercial under the original Chenal Valley plan. On December 3, 2018, the Board of Directors passed Ordinance No. 21,653 rezoning this tract from C-2 Shopping Center Commercial to C-3 General Commercial. April 25, 2019 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-867-Z (8) 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requested approval of a subdivision multi-building site plan review for a four building, phased multi-family development. The project is proposed to consist of 327 units and 528 parking spaces, 80 of which are covered. The C-3 zoning district permits multi-family as per the R-5 district. The R-5 district lot area per family regulations state “Lots in excess of one acre shall provide 1,200 square feet of land area per dwelling unit.” This 9.9 acre tract permits a total of 362 units. A single full-access driveway is located on the Rahling Road perimeter. An exit-only driveway is located on the St. Vincent Way perimeter. A variance is requested to allow advance grading of the overall sit e in conjunction with Phase I development. A variance is also requested to allow a building height of 50 feet to the top of the building parapet wall.C-3 permits a height of 35 feet. B. EXISTING CONDITIONS: The tract is undeveloped. A large, commercial shopping center is adjacent to the east and north. Medical offices and undeveloped tracts are located to the south. Uses to the west include a hotel, elderly housing projects and undeveloped tracts. C. NEIGHBORHOOD COMMENTS: Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Witry Court and Bascom Place Neighborhood Associations. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Sidewalks with appropriate handicap ramps are required along St. Vincent Way in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 2. 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. 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. Is a variance being requested to advance grade future phases with construction of Phase 1? 4. Storm water detention ordinance applies to this property. Show the pro posed location for stormwater detention facilities on the plan. Maintenance of the April 25, 2019 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-867-Z (8) 3 detention pond and all private drainage improvements is the responsibility of the developer and/or land owner. 5. If disturbed area is 1 or more acres, obtain a NPDES storm wa ter permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. Driveway widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. The driveway maybe wider to conform with Fire Code. The proposed median should be extended to 10 ft from the pedestrian crossing adjacent to Rahling Road. 7. 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. 8. If gates and fencing is proposed show location on plan. Sight distance is a concern on the fence location. 9. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 10. 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. The study has been submitted and is under review. 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. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). 13. 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. 14. 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. April 25, 2019 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-867-Z (8) 4 E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer Available to this site. Capacity Fee 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. A three -phase underground power line already exists along the west side of Rahling and the south side of St Vincent Way. 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. 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. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's materia l and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This April 25, 2019 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-867-Z (8) 5 assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of t he assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: 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 lea st 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. April 25, 2019 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-867-Z (8) 6 Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 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. April 25, 2019 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-867-Z (8) 7 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. Parks and Recreation: No comments received. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: Project requires a permit for the awnings. Awnings must meet snow and wind loads as per 2012 Arkansas Fire Prevention Code and must have design by a Structural Engineer licensed in the State of Arkansas. 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. April 25, 2019 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-867-Z (8) 8 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). 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. 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 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: No comments. Revised plat/plan: Submit responses to staff issues and four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on or before April 10, 2019. If you have any questions please contact Dana Carney, dcarney@littlerock.gov or 501.371.6817 or Jamie Collins, gcollins@littlerock.gov or 501.371.6818. H. SUBDIVISION COMMITTEE COMMENT: (April 3, 2019) The applicant was present. Staff presented the item and noted there was a great deal of additional information needed regarding the proposed development. The applicant was advised to: 1. Provide typical building elevations. 2. Provide building height as defined by LR city code. April 25, 2019 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-867-Z (8) 9 3. Provide analysis of number of units by number of bedrooms per unit . 4. Correct the building tabulation chart as it appears to be incomplete . 5. Locate and describe any proposed fencing and gates. 6. Describe the material to be used for drives and parking areas. 7. Locate dumpster and recycling facilities and describe screening materials. 8. Provide a signage plan. 9. Locate and describe all site lighting. 10. Provide a phasing plan and indicate such on the site plan. 11. Provide total building coverage, both principal and accessory in square feet. 12. Provide building coverage, pavement coverage and green space as percentage of lot. 13. Locate and pool area/common area. Public Works comments were presented and discussed. Staff stated a traffic study had been submitted and was being reviewed by staff. Staff again noted the need to see any proposed fencing as there were possible site distance concerns due to the curvature of the streets. Comments from other departments and reviewing agencies were noted. The applicant was advised to respond to staff issues by April 10, 2019. The committee forwarded the item to the full commission. I. ANALYSIS: The applicant submitted responses to the issues from subdivision committee. The building elevations indicate four story buildings with an exterior finish of brick, stone and siding and a pitched, shingled roof. The buildings will have a height up to 50 feet to the mid-point of the pitched roof. There will be 210 one-bedroom units and 117 two-bedroom units. A centralized trash compactor area with required screening is indicated near the center of the development. Signage will consist of two ground-mounted signs. The sign on Rahling Road will be 9’ tall and 80 square feet in area. The sign on St. Vincent Way will be 9’ tall and 32 square feet in area. The applicant is proposing to advance grade the site with the commencement of phase 1. Each building and the associated parking and drives around the building will be a phase. As one building is completed, construction will commence on the next building and so on through the four phases. A common area with pool and other amenities will be located in the phase 1 area. A six’ tall wel ded ornamental steel fence will enclose the site. Gates will be located at the entrance to the site and at the exit-only driveway. April 25, 2019 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-867-Z (8) 10 The total lot area is 434,977 sq. ft. Building coverage is 94,934 sq. ft. (22%). Pavement area is 201,573 sq. ft. (46%). Greenspace is 138,470 sq. ft. (32%). All site lighting will be low-level and directional, shielded downward and into the site. Building setbacks, parking and unit density all comply with code standard. There are two variances; the request to advance grade the site and the building height. Staff is supportive of the proposed development. The location is, in staff’s opinion appropriate for the proposed multifamily development. J. STAFF RECOMMENDATION: Staff recommends approval of the requested subdivision multiple-building site plan review 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 advance grading and building height variances. PLANNING COMMISSION ACTION: (APRIL 25, 2019) The applicants were present. There were two registered objectors present. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. The applicant, Scott Hurley, addressed the commission. He described other multifamily project he had built and stated the market for new multifamily was desirable. He presented proposed building elevations and the site plan. He stated the site was elected for its zoning and its proximity to amenities and se rvices. Mr. Hurley stated the nearest single family home was over 1,000 ft. away. Kyla Aycock, of 3 Witry Court, spoke in opposition. She stated her neighborhood was adjacent to a senior living facility that had been denied by the commission but approved by the Board of Directors. She stated that property was originally shown to be quiet office, not multifamily. She stated this current proposal would add traffic to the area. Ms. Aycock spoke of the progression of development in the area and her conce rns about the impact of that development on her neighborhood. She questioned the notice procedure and the allowable uses in C-3. She stated one would not expect multifamily to be allowed in C-3. Ms. Aycock spoke of declining property values and the grad ual erosion of the neighborhood. She stated they had made their property investment relying on zoning. She requested denial of the application and restoration of the prior C-2 zoning. April 25, 2019 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-867-Z (8) 11 Scott Hurley stated this was a great location for multifamily. He stated there were no technical issues with the proposed development and the site adjoins a large commercial development. He stated his was a gated luxury development with a project cost expected to be in the range of $45,000,000. Engineer Tim Daters stated this multifamily project would generate less traffic than a commercial development. He stated the use was compatible for the site and walkable to shopping. He stated there were no sight distance or technical issues. A motion was made to approve the item with all staff comments and conditions, including the variances. The motion was seconded and approved by a vote of 8 ayes, 1 no and 2 absent. April 25, 2019 ITEM NO.: 4 FILE NO.: Z-2771-A NAME: 22 Daven Court Short-form PD-R LOCATION: 22 Daven Court DEVELOPER: Brian Teeter 50 Edgehill Rd. Little Rock, AR 72207 OWNER/AUTHORIZED AGENT: Little Rock Turnkey, LLC/owner Brian Teeter/authorized agent SURVEYOR/ENGINEER: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.29 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 2 PLANNING DISTRICT: 13 CENSUS TRACT: 20.02 CURRENT ZONING: R-2, Single Family ALLOWED USES: Single Family PROPOSED ZONING: PD-R PROPOSED USE: Single family with detached accessory dwelling VARIANCE/WAIVERS: None requested. April 25, 2019 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-2771-A 2 BACKGROUND: The existing house and detached two-story garage structure were constructed in the mid 1960’s. At some point in the past, the detached garage structure was converted in to a second dwelling. The current owner acquired the property in early 2019. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting approval of PD-R zoning to recognize the existing use on the property; a single family residence and a detached second dwelling unit. No changes are proposed to the property. The utilit ies are currently shared. The applicant is proposing to separate the utilities. Both units are rental. B. EXISTING CONDITIONS: The property is occupied by a two story single family residence and a detached two story accessory building which contains a second dwelling. A single-wide concrete driveway leads to the carport in the main house. A spur off of the driveway leads to the detached building. Apartment complexes are located to the north and northwest. Single family homes are located to the east, west and south. Other uses in the immediate area include a boy’s club property, a church, an elementary school and a non-conforming multi-space commercial-type building. C. NEIGHBORHOOD COMMENTS: Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Wakefield and SWLRUP Neighborhood Associations. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comments. 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 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. April 25, 2019 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-2771-A 3 Centerpoint Energy: No comments received. AT & T: No comments received. Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: No comments. Parks and Recreation: No comments received. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: 1 hr. Fire Separation between Garage and residence is required. Carbon Monoxide Detection is required. Landscape: No Comment. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: This request is located 65 Street East 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-2 (Single-Family District) to PD-R (Planned Development Residential) to recognize an existing residence with detached garage and second floor apartment. Master Street Plan: South of the property is Daven Court and it is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial April 25, 2019 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-2771-A 4 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. Revised plat/plan: Submit responses to staff issues and four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on or before April 10, 2019. If you have any questions please contact Dana Carney, dcarney@littlerock.gov or 501.371.6817 or Jamie Collins, gcollins@littlerock.gov or 501.371.6818. H. SUBDIVISION COMMITTEE COMMENT: (April 3, 2019) The applicant was not present. Staff presented the item and noted there were no issues to discuss on this application. The committee forwarded the item to the full commission. I. ANALYSIS: The applicant is requesting approval of PD-R zoning to recognize the existing use of the property. The property is occupied by a single family residence and a detached two story structure that contains a garage and storage on the ground floor and a second dwelling on the upper floor. Both units are rental. The applicant recently acquired the property. Both units share the same utilities. The applicant is proposing to separate the utilities. No changes are proposed to the property or structures. J. STAFF RECOMMENDATION: Staff recommends approval of the requested 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. PLANNING COMMISSION ACTION: (APRIL 25, 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, Brian Teeter, chose to reserve his time to respond to concerns raised by the neighbors. Verkeytia Long, of 20 Daven Court, stated she wanted the zoning to remain single family. April 25, 2019 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-2771-A 5 Brian Teeter stated he bought the property several months ago and it was run down and in bad shape. He stated he spent a lot of money to restore the property. Mr. Teeter stated he had a professional property management company to manage the property and they do thorough background checks on any proposed tenants. He stated he was not proposing a change in the use of the property. Ms. Long stated her family had lived in their home for 12 years. She stated the previous owner of the subject property had allowed it to deteriorate. She restated her desire that the property remain single family. Commissioner Rahman stated nothing in the commission’s action would change whether the units were rental or not. Staff responded that he was correct. Ms. Long stated the property was once occupied by a single family. After a brief discussion, a motion was made to approve the application, including all staff comments and conditions. The motion was seconded and approved by a vote of 8 ayes, 1 no and 2 absent. April 25, 2019 ITEM NO.: 5 FILE NO.: Z-4029-C NAME: Orion Federal Credit Union Short-form PD-O LOCATION: 1019 North University Avenue DEVELOPER: Orion Federal Credit Union 7845 Hwy 64 Memphis, TN 38133 OWNER/AUTHORIZED AGENT: Mangan Properties/owner Crafton Tull/authorized agent SURVEYOR/ENGINEER: Crafton Tull 10825 Financial Center Pkwy., Suite 300 Little Rock, AR 72211 AREA: 0.72 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.02 CURRENT ZONING: O-2 ALLOWED USES: Office and Institutional PROPOSED ZONING: PD-O PROPOSED USE: Credit Union VARIANCE/WAIVERS: None requested. BACKGROUND: This property was zoned from R-2 to O-2 on July 15, 1983. On August 26, 2004, the planning commission approved a zoning site plan review to allow for development of the site for a dental clinic. The current Midtown Design Overlay District regulations requ iring April 25, 2019 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-4029-C 2 the planned zoning district process for any new development in the district were adopted on May 15, 2007. A.PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting approval of PD-O zoning to allow for development of the site with a 3,070 square foot, one story credit union branch building. The proposal includes a 15 space parking lot. Right-in and right-out driveways are to be constructed off of both University Avenue and Evergreen drive. Covered drive-thru services and ATM lanes will be located on the south side of the new building. B.EXISTING CONDITIONS: The site is wooded and undeveloped. An LRSD school campus is adjacent to the east. An undeveloped lot and additional office uses are located to the south. Office uses are located to the north and across University Avenue 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 Evergreen and South Normandy Neighborhood Associations. 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.Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). 4.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 land owner. April 25, 2019 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-4029-C 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.Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 7.Extend island at Evergreen St. driveway further south to the first parking space to prevent left turn movements. The island should be constructed with mountable curb. 8.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. 9.Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as-built certification is required for construction of the retaining wall. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer Available to this site. FOG Analysis Required for restaurant uses. Entergy: Entergy does not object to this proposal. As noted on the print there is an existing three phase, overhead power line on the east side of University on the west side of this property. There do not appear to be any conflicts with existing electrical utilities at this location. However, please note that a new drive will be installed on the SW corner of the property. All NESC and OSHA required clearances to overhead power lines and other utilities must be maintained during and after construction of the drive. The same applies for the drive to be constructed off Evergreen. 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. April 25, 2019 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-4029-C 4 Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. Fire Department: Full Plan Review Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section 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. April 25, 2019 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-4029-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 wa y 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. 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. April 25, 2019 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-4029-C 6 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 openi ng 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 me ans of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757). 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 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 requirements of the Midtown Overlay District. April 25, 2019 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-4029-C 7 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. 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 CUP. 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. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property. 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 vin es for every thirty (30) linear feet of perimeter planting strip. 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 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. 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 building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 6. 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. April 25, 2019 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-4029-C 8 Planning Division: This request is located in Heights Hillcrest 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. The applicant has applied for a rezoning from O -2 (Office and Institutional District) to PD-O (Planned Development Office) to allow development of a branch credit union. The site is within the Midtown Design Overlay Districts. Master Street Plan: West of the property is N. University Ave and it shown as a Principal Arterial on the Master Street Plan. North of the property is Evergreen Drive and it is shown as a Collector 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 University Avenue since it is a Principal Arterial. 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: A Class II Bike Lane is shown along N. University Ave. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Revised plat/plan: Submit responses to staff issues and four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on or before April 10, 2019. If you have any questions please contact Dana Carney, dcarney@littlerock.gov or 501.371.6817 or Jamie Collins, gcollins@littlerock.gov or 501.371.6818. H. SUBDIVISION COMMITTEE COMMENT: (April 3, 2019) The applicant was present. Staff presented the item and noted there was some additional information needed. The applicant was advised to provide the building coverage, paved area coverage and green space as percentages of the lot. The applicant was advised to provide the proposed days and hours of operation and to locate the dumpster/trash collection area and required screening. Staff noted some specific development criteria from the Midtown DOD and asked the applicant to provide a checklist of how the proposed development complies with or does not comply with those criteria. Public Works comments were presented and discussed. Staff specifically noted the need for a Sketch Grading and Drainage Plan. April 25, 2019 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-4029-C 9 Comments from other departments and reviewing agencies were noted. The applicant was advised to respond to staff issues by April 10, 2019. The committee forwarded the item to the full commission. I. ANALYSIS: The applicant submitted responses to issues raised at subdivision committee. The applicant also went to the Midtown Redevelopment Advisory Board on April 5 (although there was not a quorum for a meeting). Building coverage is 8.1%, paved area coverage is 44% and green space is 47.9%. Hours of operation are 7:30 am – 4:30 pm, Monday – Friday. Drive thru stays open to 5:00. There will be no dumpster. The applicant submitted the following responses to specific DOD related questions. The eastern and western walls have window openings which comprise about 59% of the wall area; slightly less than the required 60%. The eastern side is the side which opens to internal pedestrian circulation. The primary façade is parallel with the street. The lower portion of the building will be constructed of brick masonry and floor to ceiling window openings. The upper portion of the building will be architectural metal panel. The entry to the building is located on the east side of the building, oriented to the parking lot. Due to the severity of the grading necessary for development of the site, a retaining wall will be constructed on the west side of the building. Pedestrians are not encouraged to use University Avenue as an access due to the effects of traffic on Universit y. Since no customers are expected to access the site from University, the applicant has chosen not to place a door on the west side of the building. The plan does provide for a pedestrian walkway from Evergreen to the building entry. The plan shows 15 on -site parking spaces. The maximum number typically allowed by the DOD is 8 spaces. The nature and location of this development is such that most traffic to the site will be via vehicle, not pedestrian. There will be no ground mounted sign. Signage will be on the building and will comply with the DOD. Street trees will be planted in accordance with the DOD. Due to the severity of the grade, it is necessary to grade the site, resulting in the removal of all existing trees. Site lighting will be in accordance with the DOD. The front building setback is indicated as 25 feet, slightly more than the 20 feet specified by the DOD. This is necessary due to presence of utilities and the required site grading. Again, the facility is not anticipated to have walk-up traffic utilizing University Avenue. Staff is supportive of the proposed PD-O for a credit union building. Although the plan does not comply fully with all aspects of the DOD, staff feels the applicant has proposed a quality development. The property is located at the northern edge of the DOD and is not within what was anticipated to be the more pedestrian oriented area of the Midtown DOD. April 25, 2019 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-4029-C 10 J. STAFF RECOMMENDATION: Staff recommends approval of the requested PD-O subject to compliance with the comments and conditions outlined is paragraphs D, E and F and the staff analysis in the agenda staff report. PLANNING COMMISSION ACTION: (APRIL 25, 2019) The applicant was present. There were no registered objectors present. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. Staff noted that the applicant had submitted revised plans for the retaining wall, showing curved sections to comply with Section 29-210. There was no further discussion. A motion was made to approve the item, with all staff comments and conditions. The motion was seconded and approved by a vote of 9 ayes, 0 noes and 1 absent. April 25, 2019 ITEM NO.: 6 FILE NO.: Z-5570-D NAME: TRL Properties Revised Short-form PD-O LOCATION: 12,418 and 12,420 Cantrell Road DEVELOPER: TRL Properties, LLC 12418 Cantrell Little Rock, AR 72223 OWNER/AUTHORIZED AGENT: TRL Properties, LLC/owner Richardson Engineering/authorized agent SURVEYOR/ENGINEER: Richardson Engineering 210 West Sevier Street Benton, AR 72019 AREA: 2.84 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 4 PLANNING DISTRICT: 1 CENSUS TRACT: 42.05 CURRENT ZONING: PD-O and R-2 ALLOWED USES: O-1 Office Uses and Health Studio or Spa PROPOSED ZONING: Revised PD-O PROPOSED USE: Add adjacent lot to the PD-O with no proposed change in use or site plan. VARIANCE/WAIVERS: None requested. BACKGROUND: On June 20, 1995 the property at 12,418 Cantrell was rezoned from R-2 to PD-O to allow for conversion of the existing residential structure into an office use. On December 6, April 25, 2019 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5570-D 2 2016 the PD-O was revised to add a health studio or spa to the approved uses for that site. The property at 12,420 has been vacant through all this time. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The owners of 12,418 Cantrell have acquired the vacant lot adjacent to the west. They are requesting approval of a revision to the PD-O zoning to allow them to combine the two lots into one lot, all zoned PD-O. No changes to the development are proposed. B. EXISTING CONDITIONS: The property at 12,418 is occupied by the former residential structure which has been converted into office and health studio uses under the current PD -O. Parking is located both in front of and behind the building. The newly-acquired lot at 12,420 is vacant. Office uses are located to the east. A specialty gym and a medical clinic are located across Viewpoint Cove to the west. Office uses are located across Cantrell Road. Undeveloped property is adjacent to the north. 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. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comments. 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 from on overhead power line at the front of the property. Contact Entergy in advance to discuss electrical service requirements, extensions, or adjustments to existing facilities. Centerpoint Energy: No comments received. AT & T: No comments received. April 25, 2019 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5570-D 3 Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met Fire Department: No comments. Parks and Recreation: No comments received. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: No comments. Landscape: No Comment. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: This request is located in River Mountain Planning District. The Land Use Plan shows Office (O) for this property. The Office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The applicant has applied for a rezoning from R-2 (Single-Family District) and PD-O (Planned Development Office) to PD-O (Planned Development Office) to add an adjacent R-2 zoned tract to the existing PD-O. No New Development is proposed at this time. The site is within the Highway 10 Overlay Districts. Master Street Plan: South of the property is Cantrell Road and it 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). April 25, 2019 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5570-D 4 Revised plat/plan: Submit responses to staff issues and four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on or before April 10, 2019. If you have any questions please contact Dana Carney, dcarney@littlerock.gov or 501.371.6817 or Jamie Collins, gcollins@littlerock.gov or 501.371.6818. H. SUBDIVISION COMMITTEE COMMENT: (April 3, 2019) The applicant was present. Staff presented the item and noted there was no additional information needed. The committee determined there were no outstanding issues and forwarded the item to the full commission. I. ANALYSIS: The owners of 12,418 Cantrell Road have acquired the vacant lot located adjacent to the east. The property owners wish to combine the two lots into one lot and have the entire property zoned PD-O. No changes are proposed to the property. The addition of the new lot to the existing PD-O zoned property will not change anything about the PD-O other than show this newly added property as additional yard space. Any future development or redevelopment of the site will require further revision to the PD-O. J. STAFF RECOMMENDATION: Staff recommends approval of the requested revised PD-O 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: (APRIL 25, 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. April 25, 2019 ITEM NO.: 7 FILE NO.: Z-6810-A NAME: Dogwood Partners Short-form PD-O LOCATION: 3023 West 7th Street DEVELOPER: Dogwood Partners, LLC 417 Main Street Little Rock, AR 72201 OWNER/AUTHORIZED AGENT: Hilbun Home Improvement, LLC/ owner Dogwood Partners, LLC/authorized agent SURVEYOR/ENGINEER: Hope Consulting 117 S. Market Street Benton, AR 72015 AREA: 0.3 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 9 CENSUS TRACT: 48 CURRENT ZONING: R-3 ALLOWED USES: Single Family PROPOSED ZONING: PD-O PROPOSED USE: General – Professional Office VARIANCE/WAIVERS: None requested. BACKGROUND: The structure occupying the site is a circa 1926 service station. The property was zoned “B” single family under the adoption of the 1937 zoning code. For years the building was occupied by a series of uses. The building has been vacant for several years a nd the April 25, 2019 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6810-A 2 property has lost its non-conforming status. On August 8, 1963 the commission denied a request to rezone the property from “B” single family to “G” office. On February 17, 2000 the commission accepted the withdrawal of an application to rezone the site from R-3 to PCD. A.PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting approval of a POD zoning to allow for renovation of the building for professional office space. The plan indicates a future 1,860 square foot addition although there are no immediate plans to expand. B.EXISTING CONDITIONS: The site is occupied by a 1,200 square foot, one-story brick and frame structure. The building was once occupied by an automotive service station. The front of the property is paved with a mixture of concrete and brick pavers. The former Woodruff School is located across 7th Street to the north. That property was zoned to PD-R to accommodate a proposed mixed use development. Lamar Porter ball field and Billy Mitchell boys club are located to the northwest. Residential properties, primarily single family, are located around the site. 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.Due to the proposed use of the property, the Master Street Plan specifies that W.7th Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2.Due to the proposed use of the property, the Master Street Plan specifies that Johnson Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 3.A 20 feet radial dedication of right-of-way is required at the intersection of W.7th St. and Johnson St. 4.Provide a dimensioned parking plan with striping and drive aisles. 5.Parking is not permitted within the public right-of-way. No vehicle backing into the public street is permissible. April 25, 2019 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6810-A 3 6. At time of site development at the time building expansion occurs, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to 7th St. and Johnson St. including 5-foot sidewalks with planned development. 7. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371 -4818) for the private improvements 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 currently. However, the proposal indicated that a future addition for a structure on the SW corner of the property could happen. There is an existing overhead power line running along the east side of Johnson St. Care must be used to maintain NESC and OSHA required clearances to this power line. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comments received. AT & T: No comments received. Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. April 25, 2019 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6810-A 4 Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. 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. 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 April 25, 2019 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6810-A 5 road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757). 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: April 25, 2019 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6810-A 6 Curtis Richey at 501.371.4724; crichey@littlerock.gov or Steve Crain at 501-371-4875; scrain@littlerock.gov 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 Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. 2. Any existing vehicular use area that does not meet current code requirements may continue as nonconforming until such time a building permit is issued to rehabilitate a structure on the property exceeding fifty (50) percent of the current replacement cost of the structure. At such time fifty (50) percent of the existing vehicular use area shall be brought into compliance with current code and shall continue to full compliance on a graduated scale based upon the percentage of rehabilitation cost. 3. Any new building rehabilitation or expansion may require the existing landscaping, buffer, or vehicular use areas not meeting the current code requirements to be brought into compliance. Existing vehicular use areas may continue as nonconforming until such time as a building permit is granted to enlarge or reconstruct a structure on the property exceeding ten (10) percent of the existing gross floor area. At such time ten (10) percent of the existing vehicular use area shall be brought into compliance on a graduated scale. 4. 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 I630 Planning District. The Land Use Plan shows Mixed Use (MX) for this property. The Mixed Use Category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is April 25, 2019 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6810-A 7 required if the use is entirely office or commercial or if the use is a mixture of the three. The applicant has applied for a rezoning from R-3 (Single Family District) to POD (Planned Office District) office uses as an allowable use and a future building addition. Master Street Plan: West of the property is Johnson Street and it is shown as a Local Street on the Master Street Plan. North of the property is W 7th 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 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 is a Class III Bike Route shown on 7th Street. Bike Routes require no additional right-of-way, but either a sign or pavement marking to identify and direct the route. Revised plat/plan: Submit responses to staff issues and four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on or before April 10, 2019. If you have any questions please contact Dana Carney, dcarney@littlerock.gov or 501.371.6817 or Jamie Collins, gcollins@littlerock.gov or 501.371.6818. H. SUBDIVISION COMMITTEE COMMENT: (April 3, 2019) The applicant was present. Staff presented the item and noted there was some additional information needed. Staff specifically noted that the survey and site plan were not to scale, making it difficult for staff to measure setbacks and pavement area. Staff asked the applicant to provide proposed days and hours of operation, to locate the dumpster/trash collection area and screening and to provide a signage plan. Staff commented that any new site lighting should be low level and directional, shielded downward and into the site. Public Works comments were presented and discussed. Once again, staff requested a dimensioned plan. Staff stated no vehicle backing out into the street was permissible. The applicant responded that the parking already backed into the street. Staff commented that some of the parking problems were created by the proposed expansion; that without the expansion it was possible to utilize the existing paved area in such a manner so as vehicles did not back into the street. The applicant responded that he might drop the proposed expansion from his application. Staff advised him to provide a properly dimensioned plan for staff to review. April 25, 2019 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6810-A 8 Comments from the other departments and reviewing agencies were noted. The appellant was advised to respond to staff issues by April 10, 2019. The committee forwarded the item to the full commission. I. ANALYSIS: The applicant submitted responses to the issues raised at subdivision committee. A properly dimensioned, revised site plan was submitted. Using the existing paved area at the front of the site, the parking has been reconfigured to provide four parking spaces with a single driveway off of 7 th street. All required right of way has been shown to be dedicated. Normal office hours will be Monda y-Friday, 8 am – 6 pm. The office will not be open to the public outside of those hours but employees may work overtime as required. The site will not have a dumpster. The trash collection area has been shown on the east side of the building. Screening will be placed around that area. The only signage proposed is a wall sign on the front façade of the building. No new site lighting is anticipated at this time. If any is added, it should be low-level and directional, shielded downward and into the site. The applicant is still showing a proposed 1,860 square foot future expansion onto the rear of the building. It will be a one-story addition designed to match the architecture of the existing building. The existing building requires 3 on -site parking spaces for an office use. As was noted, the applicant is providing 4 spaces with the initial occupancy of the existing building. The proposed 1,860 square foot addition requires 4 parking spaces for an office use. With the one extra space provided in phase 1, 3 additional spaces are required. The applicant has proposed utilizing on-street parking. Staff believes it is more appropriate to provide that parking on site when there is a viable way to accomplish that. There is a paved alley at the rear of the site. Staff believes it would be best to construct the required parking at the rear of the site, off of the alley, in conjunction with the future addition. Staff does not believe the alley would have to be improved to accommodate the addition of the 3 spaces. Otherwise, to staff’s knowledge there are no outstanding issues. J. STAFF RECOMMENDATION: Staff recommends approval of the requested PD-O 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 that three additional on-site parking spaces be provided in conjunction with the future addition. April 25, 2019 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6810-A 9 PLANNING COMMISSION ACTION: (APRIL 25, 2019) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the “staff recommen dation” 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. April 25, 2019 ITEM NO.: 8 FILE NO.: Z-7605-D NAME: Lots 2 and 3, Chevaux Office Park Short-form PCD LOCATION: 17,705 Cantrell road DEVELOPER: 3 1/2, LLC c/o Medical Assets Holding P. O. Box 3457 Little Rock, AR 72203 OWNER/AUTHORIZED AGENT: 3 ½, LLC c/o Medical Assets Holdings/owner White-Daters and Associates/authorized agent SURVEYOR/ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.8 acres NUMBER OF LOTS: 2 combined into 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.12 CURRENT ZONING: POD ALLOWED USES: General and Professional Office PROPOSED ZONING: PCD PROPOSED USE: Office, Commercial and Restaurant VARIANCE/WAIVERS: None requested. BACKGROUND: Ordinance No. 19,098 established Chevaux Short-form POD on May 18, 2004. That approval include a single, “L” shaped, 33,600 square foot building and 142 parking spaces. Uses were those allowed in O-3 with 10% of the building being allowed the O-3 April 25, 2019 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-7605-D 2 accessory uses. Ordinance No. 18,451 adopted on December 5, 2005 revised the approved POD to allow the creation of seven lots with an individual smaller building on each lot. Variances were approved to allow lots without street frontage and to allow backing of vehicles into the cross access easement. A t otal of 108 parking spaces were indicated. All of the lots were to be final-platted in a single phase with building construction to be dictated by market demand. No change in the allowable use mix was proposed. Ordinance no. 19,604 adopted on October 3, 2 006 further revised the POD to allow the front two lots to be combined into one lot for development of a branch bank. The remaining five lots were unchanged from the prior approval. No change in the allowable use mix was proposed. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting approval of a PCD zoning to allow for combining the two middle lots in order to construct a single, 8,000 square foot building for a mixture of office, commercial and restaurant uses. No drive-thru is contemplated. No change is proposed to the other lots within the development. B. EXISTING CONDITIONS: This specific site is an undeveloped two lot area located in the center of the office park. A branch bank is located on the north side of the development, closer to Cantrell. Two small office buildings and one undeveloped lot are located along the southern perimeter of the site. All of the paved area, curb and guttering have been installed. Single family homes are located adjacent to the east and south. Uses across Cantrell Road to the north include a bank, offices and a restaurant. Bank OZK is developing a large multi-use project on the north side of Cantrell. A small, multi-tenant commercial building is adjacent 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 Chevaux Court, Aberdeen Court and Bayonne Place Neighborhood Associations. 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 or provide proof that April 25, 2019 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-7605-D 3 sufficient detention has been provided for these lots. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owners association. 3. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer Available to this site. FOG Analysis Required for restaurant uses. Entergy: No comments received. Entergy does not object to this proposal. There is an existing three phase, underground power line in this area serving 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. 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. 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. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and April 25, 2019 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-7605-D 4 construction specifications and installation will be inspected by an engine er, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. Fire Department: Full Plan Review Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section 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. April 25, 2019 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-7605-D 5 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. 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. April 25, 2019 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-7605-D 6 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 f or approval by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757). 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 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. 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. 3. A landscape irrigation system shall be required as per Highway 10 site design and development standards. April 25, 2019 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-7605-D 7 4. 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 Chenal Planning District. The Land Use Plan shows Office (O) for this property. The Office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The applicant has applied for a rezoning from POD (Planned Office District) to PCD (Planned Commercial District) to change the approved plan to one mixed retail/restaurant/office building within the larger office complex. The site is within the Highway 10 Overlay Districts. Master Street Plan: North of the property is Cantrell Road and it 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). Revised plat/plan: Submit responses to staff issues and four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on or before April 10, 2019. If you have any questions please contact Dana Carney, dcarney@littlerock.gov or 501.371.6817 or Jamie Collins, gcollins@littlerock.gov or 501.371.6818. H. SUBDIVISION COMMITTEE COMMENT: (April 3, 2019) The applicant was present. Staff presented the item and noted some additional information was needed. Staff asked the applicant to correct the general notes and public works notes on the plan as they do not appear to match the current application. The applicant was asked to specify the use mix and square footage of April 25, 2019 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-7605-D 8 each within the proposed 8,000 square foot building. Staff explained their concerns about the available parking on the site and how that would be impacted by the proposed addition of retail and restaurant uses. Staff requested a signage plan and asked the applicant to specify days and hours of operation. Public Works and Landscape comments were presented. Comments from the other departments and reviewing agencies were noted. The applicant was advised to respond to staff issues by April 10, 2019. The committee forwarded the item to the full commission. I. ANALYSIS: The applicant submitted responses to issues from subdivision committee. The general notes section has been corrected. The use mix proposed for the 8,000 square foot building is as follows: a. Office space, 2,000 sq. ft. , 7 am – 7 pm, 5 days a week b. Fitness (therapy) center, 3,000 sq. ft., 5:30 am – 8 pm, 6 days a week c. Restaurant (no drive thru and no outdoor dining), 3,000 sq. ft. , 7 am – 10 pm, 7 days a week Signage will consist of the center’s ground mounted sign on the Cantrell Road perimeter and wall signage on the building. All four facades of this building face the interior drives. Staff will support wall signage on all fo ur facades subject to the area of each sign not exceeding 10% of the façade area of the space occupied by each business. The site contains 108 parking spaces. The overall site, including the uses proposed by the applicant, will require 90 parking spaces. The proposed restaurant use represents approximately 12% of the square footage of office development allowable under the current POD. That is slightly larger than the 10% ancillary restaurant use that would be allowed in a typical O-3 zoned office development. Additionally, no drive-thru or outside dining are proposed. J. STAFF RECOMMENDATION: Staff recommends approval of the revised 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. April 25, 2019 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-7605-D 9 PLANNING COMMISSION ACTION: (APRIL 25, 2019) The applicant was present. There were no registered objectors present. Staff informed the commission that, on April 25, 2019, the applicant had requested deferral of the item to allow time to meet with the adjacent neighborhood. There was no further discussion. A motion was made to waive the commission’s bylaws to accept the late request for deferral. The motion was seconded and approved by a vote of 10 ayes, 0 noes and 1 absent. The item was placed on the consent agenda and approved for deferral to the June 6, 2019 agenda. The vote was 10 ayes, 0 noes and 1 absent. April 25, 2019 ITEM NO.: 9 FILE NO.: Z-7854-F NAME: Grow Learning Center Revised Short-form PID LOCATION: 5 Remington Cove DEVELOPER: Princess Investments, LLC 10 Ridgeview Drive Little Rock, AR 72227 OWNER/AUTHORIZED AGENT: Princess Investments, LLC/owner Crafton Tull/authorized agent SURVEYOR/ENGINEER: Crafton Tull Engineering Williams & Dean Architecture 10825 Financial Center Pkwy., Suite 300 18 Corporate Hill Dr., Suite 210 Little Rock, AR 72211 Little Rock, AR 72205 AREA: 2.78 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF WARD: 7 PLANNING DISTRICT: 12 CENSUS TRACT: 24.05 CURRENT ZONING: PID ALLOWED USES: I-1 uses and pediatric therapy and education facility PROPOSED ZONING: Revised PID PROPOSED USE: Same uses, expansion of building and parking VARIANCE/WAIVERS: Reduced street buffer of 10’ on Remington Cove perimeter. April 25, 2019 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7854-F 2 BACKGROUND: Ordinance No. 20,385 adopted by the Board of Directors on January 18, 2011 rezoned the property from I-1 to PID to add the pediatric therapy and education facility as an allow able use. The approved site plan showed a 10,000 square foot Phase 1 building with a 3,500 square foot Phase 2 addition. Client numbers were projected to grow to 100 by the end of year 2. Hours of operation were approved for 7:00 am to 6:00 pm, Monday-Friday. 52 parking spaces were indicated. The approved plan showed a common access drive with the lot adjacent to the west. The first phase was constructed with 10,900 square feet of building area. Ordinance No. 21,024 adopted by the Board on April 21, 2015 revised the PID to allow a 5,212 square foot addition to the facility. There were no changes to the parking and drives. Ordinance No. 21,105 adopted by the Board on October 5, 2015 revised the PID to allow for additional parking to be extended onto the lot adjacent to the west. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing a revision to the PID; expanding onto the western lot to allow a new 10,000 square foot classroom and administration building and for expansion of the parking lot and drives. The single story building will be designed to match the existing building. The new building will contain 4 day care classrooms totaling 4,250 square feet and pediatric therapy and business administration areas totaling 5,750 square feet. A new access drive to Talley Road is proposed. The existing playground will be expanded between the two buildings. A covered walkway canopy will connect the new building to the existing building. B. EXISTING CONDITIONS: The site is developed with the previously approved building and parking. The property is located in an area of mixed office and commercial uses. Office uses are located to the west and east. Little Rock Water reclamation Authority facilities are located to the south. Uses in the area to north and west include offices, retail, automobile sales lots and a hotel. C. NEIGHBORHOOD COMMENTS: Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the SWLRUP Neighborhood Association. April 25, 2019 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7854-F 3 D. ENGINEERING COMMENTS: PUBLIC WORKS 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 2. 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. 3. 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. 4. 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. 5. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site sha ll be repaired by the responsible party prior to issuance of a certificate of occupancy. 6. A 3 way stop with signage and striping (stop bar) should be installed at the interior middle intersection near the building. 7. Staff must be provided to direct vehicular traffic in a safe, expedite, and consistent manner. 8. 120 additional children are proposed to attend the facility. How many children currently attend the facility? If the enrollment is 250 children or more provide a proposed traffic control and stacking plan for vehicle drop off & pickup with vehicle queue lengths and times. 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 along the west side of Talley Rd to the west of this development, and another one on the north side of the property along Remington Cove. Contact April 25, 2019 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7854-F 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. 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. 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. The facilities on-site will be private. W hen meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. Fire Department: Full Plan Review Maintain Access: April 25, 2019 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7854-F 5 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 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. 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 acco rdance with Table D103.4. Requirements for Dead-end fire apparatus access roads. April 25, 2019 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7854-F 6 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 device s shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments received. April 25, 2019 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7854-F 7 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. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) the full width requirement but in no case less than nine (9) feet. The average depth of the lot is approximately 300 linear feet. A minimum twenty (20) foot street buffer is required between the property line and the Remington Cove right-of-way. 3. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 4. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property. This strip shall be at least nine (9) feet wide. Provide trees with an average linear spacing of not less than thirty (30) feet withi n the perimeter planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter planting strip. 5. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distribute d 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. 6. Building landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building. These shall be provided at the rate equivalent to planter strip three (3) feet 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. April 25, 2019 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7854-F 8 7. 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. 8. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 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 received. Planning Division: This request is located 65 Street West Planning District. The Land Use Plan shows Light Industrial (LI) for this property. The Light Industrial category provides for light warehouse, distribution or storage uses, and/or other industrial uses that are developed in a well-designed "park like" setting. The applicant has applied for a Revised PID (Planned Industrial District) to allow the expansion of an existing daycare facility. Master Street Plan: North of the property is Remington Cove and it is shown as a Local on the Master Street Plan. West of the property is Talley 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”. 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. Revised plat/plan: Submit responses to staff issues and four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on or before April 10, 2019. If you have any questions please contact Dana Carney, dcarney@littlerock.gov or 501.371.6817 or Jamie Collins, gcollins@littlerock.gov or 501.371.6818. April 25, 2019 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7854-F 9 H. SUBDIVISION COMMITTEE COMMENT: (April 3, 2019) The applicant was present. Staff presented the item and noted some additional information was needed. The applicant was asked to provide a brief description of services provided at the facility and to provide the total enrollment and number of employees; before and after the revision. Staff requested a signage, site lighting and fencing plan. The applicant was advised to provide the area of building coverage, pavement coverage and green space as percentages of the site. Days and hours of operations were requested. Staff expressed their concern with the proposed dumpster location at the front corner of the site. The applicant was asked to consider relocating it. Public Works comments were discussed. Staff noted a confusing traffic situation at the site’s interior middle intersection and suggested a three -way stop and striping (stop bar) should be installed. Staff stated facility staff should be provided to direct vehicular traffic in a safe manner. Landscape comments were noted. Staff noted the Remington Cove street buffer fell below the code required depth. Comments from the other departments and reviewing agencies were noted. The applicant was advised to respond to staff issues by April 10, 2019. The committee forwarded the item to the full commission. I. ANALYSIS: The applicant submitted responses to the issues from subdivision committee. Grow Learning is an Early Intervention Day Treatment program for children ages 6 months to 6 years old with developmental delays. Programs include physical, occupational and speech therapy. Diagnoses of children accepted for treatment may include but are not limited to Developmental Delay, Autism, Failure to Thrive, Speech/Language Delays, Fine/Gross Motor Delays, Seizure Disorders, Prenatal Drug/Alcohol Exposures, Cerebral Palsy and other Cognitive Disorders. Current enrollment is 197 children with 89 FTA’s. After the addition, the maximum enrollment capacity will be 277 with approximately 105 FTA’s. There is currently a monument style ground sign at the entrance from Remington Cove and signage on the existing drop-off canopy. New signage will be limited to the new addition drop-off canopy. All site lighting will be low-level and directional, shielded downward and into the site. Existing playground areas are fenced with chain link. The small parking lot at the north end of the existing building is fenced with chain link. There is also chain link fencing along the so uth property line. New fencing will be limited to the playground expansion between the two buildings as well as from the new building to the south property line. April 25, 2019 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7854-F 10 Building coverage is 29%, paved area is 22% and green space is 49%. Days and hours of operation are Monday – Friday, 7 am – 5:30 pm. The facility is closed on major holidays and during the week of Christmas. The dumpster is proposed to be located at the northwest corner of the site. The dumpster will be screened with 8’4” high 8” cmu block wal l with brick veneer and masonry cap, steel gates with horizontal metal wall panel sheathing. All materials will match the existing building. Landscaping will be placed around the dumpster enclosure. With those design stipulations, staff will support the proposed placement of the dumpster. The applicant has address the internal traffic circulation issue by proposing stop bars and stop signs at the interior middle intersection in front of the building. To staff’s knowledge there are no outstanding issues. A variance is requested to allow a reduction in the Remington Cove street perimeter buffer from 20’ to 10’. The proposed buffer exceeds the landscape ordinance minimum requirement of 9’. Staff supports the variance. J. STAFF RECOMMENDATION: Staff recommends approval of the revised PID 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 street buffer variance. PLANNING COMMISSION ACTION: (APRIL 25, 2019) The applicant was present. There were no objectors present. Staff informed the commission that Traffic Engineering had approved the on -site traffic and stacking plan based on the proposed enrollment. Staff recommended approval of the item 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. April 25, 2019 ITEM NO.: 10 FILE NO.: Z-9401 NAME: 7900 Doyle Springs Short-form PID LOCATION: 7900 Doyle Springs Road DEVELOPER: Bemis Tree Farm, Inc. 13296 Asher Road Little Rock, AR 72206 OWNER/AUTHORIZED AGENT: Bemis Tree farm, Inc. /owner Wright Lindsey Jennings, LLP/authorized agent SURVEYOR/ENGINEER: Cunningham Surveying 2105 Lorance Drive Little Rock, AR 72206 AREA: 2.3 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; Non-Conforming Light Industrial Use PROPOSED ZONING: PID PROPOSED USE: I-2 Light Industrial Uses VARIANCE/WAIVERS: None requested. BACKGROUND: The property contains a 7,620 square foot, one story warehouse/light manufacturing building and an area of asphalt paved parking. The building was constructed in 1965. This property was annexed into the City with the 1982 general election annexation. At th e time April 25, 2019 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-9401 2 of annexation, the property was zoned R-2 single family and the use occupying the building was rendered non-conforming. Subsequent to the 1982 annexation, there have been no efforts to rezone the property to an appropriate non-residential zoning category. Recent amendments to the zoning code related to non-conforming sites have made it more difficult to change uses. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The current owners of the property are seeking approval of PID zoning for the site to recognize the existing development and to allow I-2 light industrial uses. The Zoning Code requires the planned development process when a property occupied by a non-conforming development is proposed for rezoning. The applicants are proposing no change to the site development. The request is to allow for use of the existing building for uses allowed in the I -2 zoning district. No outdoor uses are proposed. B. EXISTING CONDITIONS: The eastern 1/3 of the property is occupied by the industrial building and asphalt paved parking. The remainder of the property is mostly wooded and undeveloped. A hauling company is located on the PD-I zoned property to the east. A multi-tenant warehouse building is located to the northeast. Vacant I-2 property is adjacent to the north and a manufactured home park is located to the west. Interstate 30 is one block to the north. 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. Doyle Springs 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. 2. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371 -4818) for the private improvements such as 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. April 25, 2019 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-9401 3 Entergy: Entergy does not object to this proposal. Electrical service is already provided to the structure on this property from on overhead power line at the front of the property. Contact Entergy in advance to discuss electrical service requirements, extensions, or adjustments to existing facilities. Centerpoint Energy: No comments received. AT & T: No comments received. Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: No comments. 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 or Steve Crain at 501-371-4875; scrain@littlerock.gov Landscape: No Comment. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: This request is located in Geyer Springs East 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 April 25, 2019 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-9401 4 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-2 (Single- Family District) to PID (Planned Industrial District) to recognize an existing developed non-conforming site and allow I-2 uses. Master Street Plan: East of the property is Doyle Spring Road and it is shown as a Collector on the Master Street Plan The primary function of a Collector Road is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Revised plat/plan: Submit responses to staff issues and four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on or before April 10, 2019. If you have any questions please contact Dana Carney, dcarney@littlerock.gov or 501.371.6817 or Jamie Collins, gcollins@littlerock.gov or 501.371.6818. H. SUBDIVISION COMMITTEE COMMENT: (April 3, 2019) The applicant was present. Staff presented the item and noted some additional information was needed. The applicant was asked to provide a signage plan, days and hours of operation, a site lighting plan and a fencing plan. The applicant was advised to locate the dumpster/trash collection area and required screening. Staff stated dumpster service hours should be limited to 7 am to 6 pm, Monday – Friday due to the proximity of residential. Staff asked if any outdoor storage area was proposed. Public Works and Landscape comments were presented. Comments from other departments and reviewing agencies were noted. The applicant was advised to respond to staff issues by April 10, 2019. The committee forwarded the item to the full commission. I. ANALYSIS: The applicant submitted responses to the issues from subdivision committee. Signage will comply with that allowed industrial zones. Days and hours of operation are undetermined. Staff does not view that as a pressing issue in light of the surrounding uses and zoning and no outdoor uses are proposed. Any dumpster will be located out of the front setback and screened to comply with code. Dumpster service hours will be limited to 7 am – 6 pm, Monday – Friday. Any new April 25, 2019 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-9401 5 site lighting will be low level and directional, shielded downward and into the site. No fencing is proposed at this time. Any new fencing will comply with that allowed in industrial zones. Staff is supportive of the proposal. No changes are proposed to the site. This zoning Acton will allow for continued use of the existing building for light industrial uses. No outdoor uses are proposed. J. STAFF RECOMMENDATION: Staff recommends approval of the requested PID zoning 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: (APRIL 25, 2019) The applicant was present. There were no objectors present. Staff informed the commission that, on April 18, 2019, the applicant had requested deferral of the item to allow for consideration of a possible change to the proposed use. There was no further discussion. The item was placed on the consent agenda and deferred to the June 6, 2019 agenda. The vote was 10 ayes, 0 noes and 1 absent. April 25, 2019 ITEM NO.: 11 FILE NO.: Z-9402 NAME: Greenhaw Properties Short-form PD-R LOCATION: 3523 West Capitol Avenue DEVELOPER: Greenhaw Properties, LLC 14 Valley Club Circle Little Rock, AR 72212 OWNER/AUTHORIZED AGENT: Greenhaw Properties, LLC/owner and agent SURVEYOR/ENGINEER: Brooks Surveying 200820 Arch Street Pike Hensley, AR 72065 AREA: 0.15 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 9 CENSUS TRACT: 48 CURRENT ZONING: R-3 ALLOWED USES: Single Family PROPOSED ZONING: PD-R PROPOSED USE: Two Single Family lots VARIANCE/WAIVERS: None requested BACKGROUND: The property is occupied by a circa 1956 one-story, 862 square foot, frame, single family dwelling. April 25, 2019 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-9402 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting approval of PD-R zoning to allow for splitting this 50’ x 136’ lot into two lots with one single family dwelling on each lot. The existing dwelling is on the west half of the lot and is proposed to be located on a 73.5’ x 50’ lot. The eastern lot is proposed to be 62.5’ x 50’. Setbacks for the lot containing the existing dwelling are established by the location of that dwelling, with the addition of a new front porch. Maximum building area is indicated for the proposed new eastern lot. Each lot will contain a two-car wide concrete driveway. B. EXISTING CONDITIONS: The lot contains a small, frame, single family dwelling. The lot is located in an area that is primarily single family in nature, although there are duplexes and R -4 two-family residential zoned lots scattered around the neighborhood. A tri-plex was approved on the PD-R zoned lot located across Valentine Street to the west. A rooming and boarding house was approved for the PD-R zoned lot located across Capitol Avenue to the north. A church is located on an O -3 zoned tract one block to the south. Within 3 blocks of the site, there are three other instances where either a similar lot split or approval to have two residences on one lot were approved. 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. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of residential driveways must not exceed 20 feet. 2. Parking is not allowed within the public right-of-way. At least 20 ft. must be provided between the exterior of the residential structure and the property line for vehicle parking. 3. Per Section 30-43 of City code, a residential driveway can be located no closer than 25 ft. from the exterior lot line. 4. A 20 feet radial dedication of right-of-way is required at the intersection of W. Capitol Avenue and S. Valentine Street. April 25, 2019 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-9402 3 E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer Available to this site. Each lot required to have separate sewer service. Entergy: Entergy does not object to this proposal. However, there is an existing overhead power line on the east side of this property which provides service to the existing house. This power line may need to be adjusted to provide service to both the existing and new house. Contact Entergy in advance to discuss electrical service requirements, or adjustments, extension of facilities (if any) as this project proceeds. Centerpoint Energy: No comments received. AT & T: No comments received. Central Arkansas Water: No comments received. NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: No Comments. Parks and Recreation: No comments received. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: No comments. Landscape: No Comment. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: This request is located in I630 Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. The Residential Low Density (RL) April 25, 2019 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-9402 4 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-3 (Single-Family District) to PD-R (Planned Development Residential) to subdivide an existing lot and build a second single family home on the new lot. Master Street Plan: West of the property is S Valentine Street and it is shown as a Local Street on the Master Street Plan. North of the property is Capitol Avenue and it is shown as a Collector 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 for entrances and exits to the site Bicycle Plan: There is a Class III Bike Route shown on W Capitol Ave. Bike Routes require no additional right-of-way, but either a sign or pavement marking to identify and direct the route. Revised plat/plan: Submit responses to staff issues and four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on or before April 10, 2019. If you have any questions please contact Dana Carney, dcarney@littlerock.gov or 501.371.6817 or Jamie Collins, gcollins@littlerock.gov or 501.371.6818. H. SUBDIVISION COMMITTEE COMMENT: (April 3, 2019) The applicant was not present. Staff stated they would get with the applicant to go over the issues. Staff presented the item and noted some additional information was needed Staff stated the applicant would be asked to provide the anticipated maximum size of the new home. Staff commented that all porches and covered areas would have to be included within the buildable area and each residential lot is to have a minimum of 500 sq. ft. of usable open space. Public Works comments were presented. Staff noted that the driveway locations and width did not comply with Code provisions 30-43 and 31-210. The width of the driveways must not exceed 20 feet. Staff noted that parking would not be allowed within the public right of way and at least 20 feet must be provided between the exterior of the residential structure and the property line for vehicle parking. Lastly April 25, 2019 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-9402 5 staff noted that a residential driveway was to be located no clos er than 25 feet from the exterior lot line. Comments from other departments and reviewing agencies were noted. The committee forwarded the item to the full commission. I. ANALYSIS: Staff met with the applicant subsequent to the committee meeting. The R-3 zoned lot is currently occupied by an 860 +/- square foot, one story, frame, single family residential structure. The building as an exterior finish of horizontal siding with a pitched, shingled roof. The house has a small, covered front stoop. T he applicant is requesting PD-R zoning to allow for splitting the lot, with the existing house to be one lot and a second home to be located on the second lot. The lots are to measure 73.5 ‘x 50’ and 62.5’ x 50’ respectively. The applicant proposes to replace the small stoop on the existing house with a new covered porch which will extend the full width of the house. The proposed new house will be of similar size and design. Both homes will face Capitol Avenue. The existing two -car, concrete driveway off of Capitol Avenue will go with the new lot and will be slightly extended to provide a depth of 20 feet within the property. A new, 20 foot wide, 20’ deep driveway will be located off of Valentine Street to serve the existing home. That driveway will be shifted to provide the required 25 feet of separation form the exterior lot line. The applicant agreed to the radial right of way dedication at the intersection. Staff is supportive of the request. Although the two lots are less than typical standard for single family, the density proposed is not out of character with some of the existing development in the neighborhood or with what could be developed under the R-4 two-family residential zoning which exists in the general area. J. STAFF RECOMMENDATION: Staff recommends approval of the requested 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. PLANNING COMMISSION ACTION: (APRIL 25, 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. April 25, 2019 ITEM NO.: 12 FILE NO.: Z-9403 NAME: 2322 West 3rd Street Short-form PD-R LOCATION: 2322 West 3rd Street DEVELOPER: Brian Teeter 50 Edgehill Road Little Rock, AR 72207 OWNER/AUTHORIZED AGENT: J Hoffman Properties, LLC/owner Brian Teeter/authorized agent SURVEYOR/ENGINEER: Brooks Surveying 20820 Arch Street Pike Hensely, AR 72065 AREA: 0.10 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 9 CENSUS TRACT: 48 CURRENT ZONING: R-3 ALLOWED USES: Single Family, Non-Conforming Duplex PROPOSED ZONING: PD-R PROPOSED USE: Two-Family VARIANCE/WAIVERS: None requested. BACKGROUND: The property is occupied by a circa 1930, bi-level, frame, residential structure. At some point in the past, the structure was converted into a duplex. The applicant acquired the April 25, 2019 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-9403 2 property over 10 years ago and the building was a duplex when he bought it. The building has separate electrical and gas utilities for each unit and a shared water meter. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting approval of PD-R zoning for the property to recognize the existing duplex. The applicant states he recently attempted to refinance the property and the lender was unable to underwrite the loan because the building’s current zoning is inconsistent with its use. B. EXISTING CONDITIONS: The lot is occupied by a circa 1930, bi-level, frame, residential structure. Uses in the immediate area include both single family and two-family dwellings. A four unit apartment building is located one block to the east. A mid-sized multifamily development is located one block to the northeast. Industrial zoning and the MoPac railroad is located one block 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 Capitol View-Stifft Station Neighborhood Association. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 feet radial dedication of right-of-way is required at the intersection of W. 3rd Street and Dennison Street. 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 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. AT & T: No comments received. April 25, 2019 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-9403 3 Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: No Comment Parks and Recreation: No comments received. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: 1 Hr. Fire Separation Required between Duplex Units / Smoke Wall Required in Attic Space. Landscape: No Comment. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: This request is located in I630 Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. The Residential Low Density (R L) 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-3 (Single-Family District) to PD-R (Planned Development Residential) to recognize an existing duplex. Master Street Plan: West of the property is Dennison Street and it is shown as a Local Street on the Master Street Plan. South of the property is W 3rd 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 Street s 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: There are no bike routes shown in the immediate vicinity. April 25, 2019 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-9403 4 Revised plat/plan: Submit responses to staff issues and four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on or before April 10, 2019. If you have any questions please contact Dana Carney, dcarney@littlerock.gov or 501.371.6817 or Jamie Collins, gcollins@littlerock.gov or 501.371.6818. H. SUBDIVISION COMMITTEE COMMENT: (April 3, 2019) The applicant was not present. Staff stated they would meet with the applicant to go over any issues. Staff presented the item and stated the applicant would be asked to explain how the structure was divided, what the square footage of each unit was and the number of bedrooms per unit. Staff stated they would ask where parking occurred. Public Works comments were noted. Comments from the other departments and reviewing agencies were noted. The committee forwarded the item to the full commission. I. ANALYSIS: Staff met with the applicant subsequent to the committee meeting. The structure is divided into a main floor unit and a downstairs unit. The main floor unit is approximately 1,500 square feet with 3 bedrooms and 2 baths. The lower level unit is approximately 800 square feet and contains 1 bedroom and 1 bath. Each unit has a separate entrance. Utilities are separated other than water. A gravel driveway and parking area is located at the rear of the lot, taking access off of Dennison Street. On street parking is available in front of the property on both 3rd Street and Dennison Street. Both units are rental. No changes are proposed to the property or the structure. The applicant agreed to the radial right of way dedication at the intersection. J. STAFF RECOMMENDATION: Staff recommends approval of the requested 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. PLANNING COMMISSION ACTION: (APRIL 25, 2019) The applicant was present. There were two registered objectors present. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. April 25, 2019 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-9403 5 The applicant, Brian Teeter, stated he had purchased the property as a duplex ten years ago. He stated there were two rental units and he was proposing no change. He stated he wanted to make improvements to the property. John Rogers, of 220 Dennison Street, stated the house had been in disrepair for years. He stated it was occasionally occupied by transients. He questioned the difference between R-3 and PD-R zoning. Staff explained the difference. Mr. Rogers stated what the applicant was saying did not match the neighbors’ perception of the property. There was then a discussion of the non-conforming status of the property. Commissioner Vogel stated the applicant had purchased the property ten years ago as a duplex. In response to a question from Commissioner Rahman, staff discussed under what circumstances duplex zoning would be denied or approved, if the structure were not already a duplex. A neighborhood resident (unidentified) asked why do a PD-R when R-3 permits a duplex (as a conditional use). Staff responded a PD-R was more restrictive. The neighbor asked if the property would revert to single family if the zoning was denied. Staff responded it would not. In response to a question, Mr. Teeter stated he had previously had the property listed for sale. A motion was made to approve the application subject to compliance with all staff comments and conditions. The vote was 5 ayes, 3 noes and 3 absent. The motion failed. April 25, 2019 ITEM NO.: 13 FILE NO.: Z-9404 NAME: 517 Maple Street Short-form PD-R LOCATION: 517 Maple Street DEVELOPER: Brian Teeter 50 Edgehill Road Little Rock, AR 72207 OWNER/AUTHORIZED AGENT: Teeter Property Group, LLC/owner Brian Teeter/authorized agent SURVEYOR/ENGINEER: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.14 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 9 CENSUS TRACT: 48 CURRENT ZONING: R-3 ALLOWED USES: Single Family, Non-Conforming Duplex PROPOSED ZONING: PD-R PROPOSED USE: Two-Family VARIANCE/WAIVERS: None requested BACKGROUND: The property is occupied by a circa 1920, one story, frame, residential structure. At some point in the past, the structure was converted into a duplex. The current owner acquired the property over 10 years ago as a duplex. The building has separate electr ic and gas utilities and a shared water meter. April 25, 2019 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-9404 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting approval of a PD-R to recognize the existing duplex. The applicant states he attempted to refinance the property and the lender wa s unable to underwrite the loan because the building’s current zoning is inconsistent with its use. No changes are proposed to the building or property. B. EXISTING CONDITIONS: The site contains a one story, frame, residential structure. A single parking space is located at the front of the site, off of Maple. There is additional parking behind the house, with access off of the alley. The surrounding neighborhood is primarily single family in nature. There are however, other uses in the area including duplexes and a church. 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. Maple St. is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 2. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements 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. Electrical service is already provided to the structure 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. April 25, 2019 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-9404 3 AT & T: No comments received. Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: No Comment Parks and Recreation: No comments received. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: 1 Hr. Fire Separation Required between Duplex Units / Smoke Wall Required in Attic Space. Landscape: No Comment. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: This request is located in I630 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-3 (Single-Family District) to PD-R (Planned Development Residential) to recognize an existing duplex. Master Street Plan: West of the property is Maple 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 abutted by non - residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. This street may require dedication of right-of-way and may require street improvements. Bicycle Plan: There are no bike routes shown in the immediate vicinity. April 25, 2019 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-9404 4 Revised plat/plan: Submit responses to staff issues and four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on or before April 10, 2019. If you have any questions please contact Dana Carney, dcarney@littlerock.gov or 501.371.6817 or Jamie Collins, gcollins@littlerock.gov or 501.371.6818. H. SUBDIVISION COMMITTEE COMMENT: (April 3, 2019) The applicant was not present. Staff stated they would get with the applicant to go over any issues. Staff presented the item and noted some additional information was needed. Staff stated the applicant would be asked to explain how the structure was divided, what the square footage of each unit was and the number of bedrooms per unit. Staff stated they would ask where parking occurred. Public Works comments were presented. Comments from the other departments and reviewing agencies were noted. The committee forwarded the item to the full commission. I. ANALYSIS: Staff met with the applicant subsequent to the committee meeting. The property is occupied by a circa 1920 one-story, frame, and 1,330 square foot residential structure. At some point in the past, the structure was converted into a duplex. This applicant has owned the property fo r over ten years and it was a duplex when he acquired it. The structure is split down the middle, front to back and each unit contains approximately 660 square feet. Each unit contains two bedrooms and one bath. Each unit has separate electric and gas mete rs. There is a single water meter. The property contains one gravel parking space at the front off of Maple Street. Additional gravel parking is located at the rear of the lot, taking access off of the alley. Staff informed the applicant that the gravel pa rking space at the front should either be paved or defined, contained and maintained as required by Section 36-513 of the Code (the parking in yards regulations). 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. April 25, 2019 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-9404 5 PLANNING COMMISSION ACTION: (APRIL 25, 2019) The applicant was present. There was one registered objector present. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. The applicant, Brian Teeter, reserved his time to respond to issues raised b y the neighbors. Charles Clifton, of 608 Nan Circle, stated he owned the property at 515 Maple Street. He stated he was not opposed to the duplex but had concerns about the condition of the property and a lack of maintenance of the property. Mr. Teeter stated he had not been made aware of the neighbors’ concerns. He stated he had not been able to make the needed improvements due to funding issues. He stated improvements had been made to one unit which would allow him to rent the unit for higher rent. He stated the second unit would be improved. There was a discussion of the current zoning and the non-conforming duplex. Staff noted the building already has two sets of utilities. A motion was made to approve the application, including all staff comments and conditions. The motion was approved by a vote of 8 ayes, 0 noes and 3 absent. April 25, 2019 ITEM NO.: 14 FILE NO.: Z-9405 NAME: Innovation Valley Short-form PD-R LOCATION: Southwest of 13,815 and 13,823 Fern Valley Drive DEVELOPER: Innovation Valley, LLC C/O Hopkins Caststeel, PLC 1000 West 2nd Street Little Rock, AR 72201 OWNER/AUTHORIZED AGENT: Innovation Valley, LLC/owner Hopkins Caststeel/authorized agent SURVEYOR/ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 2.72 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 6 PLANNING DISTRICT: 18 CENSUS TRACT: 42.07 CURRENT ZONING: PRD ALLOWED USES: Residential PROPOSED ZONING: PD-R PROPOSED USE: Storage building for personal use of resident VARIANCE/WAIVERS: None requested BACKGROUND: This lot and the other PRD zoned properties around it were included in the original Brodie Creek master-planned development. The only part of that original PRD that ever developed were the homes at the entrance to the development near Bowman Road. As April 25, 2019 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9405 2 various developments have occurred, such as Woodland’s Edge, the underlying portions of the PRD have been revoked. This lot, the lot containing the lake and the home one lot to the east are owned by this applicant. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant lives at 13725 Fern Valley Lane. His home is accessed from the cul-de-sac at the end of Fern Valley and is located adjacent to Wilson Lake. He owns the lot which contains the lake and this undeveloped lot which is located one lot to the west of his home site. Access to this undeveloped lot is from a tract located between 13815 and 13823 Fern Valley Lane. The applicant desires to construct a climate controlled storage building on this lot for his personal storage use. Although the applicant’s three properties are adjoining, the proposed storage building is to be located on a lot by itself. A driveway will be extended from the street to this lot. A decorative brick and steel gate will control access to the lot. Since the zoning of the property is still PRD and the storage building is not on the same lot as the applicant’s home, this PD-R application is necessary. B. EXISTING CONDITIONS: The lot is vacant and mostly cleared. Single family homes are located to the north. The lake and undeveloped properties are located to the south and west. Large home tracts, including the applicant’s, are located to the east along the north side of the lake. C. NEIGHBORHOOD COMMENTS: Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Woodlands Edge Neighborhood association. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed finished floor elevation of the new structure should be at least 382 ft. MSEL. 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. April 25, 2019 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9405 3 Entergy: Entergy does not object to this proposal. There is an existing underground power line feeding both houses from the front property line. There do not appear to be any conflicts with existing electrical utilities in the rear of these locations. Contact Entergy in advance to discuss electrical service requirements, or adjustments/extension of facilities (if any) as this project proceeds. Centerpoint Energy: No comments received. AT & T: No comments received. Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: No Comments. Parks and Recreation: No comments received. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. 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: No Comment. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: This request is located in Ellis Mountain District. The Land Use Plan shows Residential Low Density (RL) for this property. The Residential Low Density (RL) April 25, 2019 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9405 4 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 PRD (Planned Residential District) to PD-R (Planned Development Residential) to build a personal storage accessory building on a separate vacant lot. Master Street Plan: North of the property is Fern Valley Lane 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 cons idered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. This street may require dedication of right-of-way and may require street improvements. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Revised plat/plan: Submit responses to staff issues and four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on or before April 10, 2019. If you have any questions please contact Dana Carney, dcarney@littlerock.gov or 501.371.6817 or Jamie Collins, gcollins@littlerock.gov or 501.371.6818. H. SUBDIVISION COMMITTEE COMMENT: (April 3, 2019) The applicant was present. Staff presented the item and noted there were no issues in need of addressing. Public Works comment was noted. Comments from the other departments and reviewing agencies were noted. The committee determined there were no outstanding issues and forwarded the item to the full commission. I. ANALYSIS: The applicant is requesting approval of PD-R zoning for this 2.72 acre lot to allow for construction of a 40’ x 50’ climate controlled metal building for personal storage. The applicant’s home is located on a property one lot removed from this lot. The two lots are actually connected by a third lot (the lake lot) also owned by this applicant. The proposed building will have an eave height of 16 feet. Two garage access doors will be located on one side wall. Access to the site will be via a private driveway off of Fern Valley Lane. A decorative gate will be placed across the driveway to control access to the site. The building will be located approximately 80 feet from the rear property line of the nearest home on Fern Valley Lane. A row of evergreen trees has been planted along the property line where this lot is April 25, 2019 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-9405 5 adjacent to the lots on Fern Valley Lane which will provide some screening of the building. To preclude any potential misunderstanding about the use of the building, staff believes use of the building should be limited to the personal use of this applicant or the occupant of any single family residence which may be built on this lot in the future. J. STAFF RECOMMENDATION: Staff recommends approval of the requested 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 that use of the building be limited to the personal use of this applicant or the occupant of any single family residence which may be built on this lot in the future. PLANNING COMMISSION ACTION: (APRIL 25, 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. April 25, 2019 ITEM NO.: 15 FILE NO.: Z-9406 NAME: Flagship Homes Townhouse Apartments Short-form PD-R LOCATION: Northwest corner of Florida Avenue and Indiana Avenue DEVELOPER: Flagship Homes, LLC 22 Longwell Loop Little Rock, AR 72211 OWNER/AUTHORIZED AGENT: Flagship Homes, LLC/owner and agent SURVEYOR/ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.18 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 3 CENSUS TRACT: 22.03 CURRENT ZONING: R-4 ALLOWED USES: Two-Family PROPOSED ZONING: PD-R PROPOSED USE: Three-unit Townhouse VARIANCE/WAIVERS: Reduced perimeter landscape strips around the parking lot. April 25, 2019 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-9406 2 STAFF REPORT AND RECOMMENDATION: On April 10, 2019, the applicant requested deferral of the item to allow for time to review the cost implications of the public works requirements. Staff recommends deferral of the item to the June 6, 2019 agenda. PLANNING COMMISSION ACTION: (APRIL 25, 2019) The applicant was not present. There were no objectors present. Staff informed the commission that, on April 10, 2019, the applicant had requested deferral of the item to allow for time to review the cost implications of the public works requirements. There was no further discussion. The item was placed on the consent agenda and deferred to the June 6, 2019 agenda. The vote was 10 ayes, 0 noes and 1 absent. April 25, 2019 ITEM NO.: 16 FILE NO.: Z-9407 NAME: Village at the Gateway Long-form PRD LOCATION: West of the existing Village at the Gateway, 4 blocks west of Vimy Ridge Road DEVELOPER: Big Rock Development 12506 Vimy Ridge Road Little Rock, AR 72002 OWNER/AUTHORIZED AGENT: Big Rock Development/owner McGetrick & McGetrick/authorized agent SURVEYOR/ENGINEER: McGetrick & McGetrick 11601 Bass Pro Parkway Little Rock, AR 72210 AREA: 12.7 acres NUMBER OF LOTS: 48 FT. NEW STREET: 2,475 LF WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 41.04 CURRENT ZONING: R-2 ALLOWED USES: Single Family, Townhouse Development PROPOSED ZONING: PRD PROPOSED USE: Multi-family; Tri-plex and Four-plex VARIANCE/WAIVERS: Advance grading of the entire site with first phase. BACKGROUND: This 12.70 acre site is part of a larger 35 acre site which was previously approved for development as a 293 lot townhouse community with lots that averaged 30 feet in width and 100 feet in depth. That use is permitted in the R-2 zoning district. The eastern portion April 25, 2019 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9407 2 of the development is nearing completion. Within this 12.7 acre portion of the development, 106 townhouse style lots had been approved. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing a PRD zonin g to allow for the combining of pairs of the 30 foot wide townhouse style lots into 48, 60- foot wide lots to be developed with a mixture of tri-plex and four-plex units. The proposed units are as follows: 3 bedroom 1 ½ level 22 units 1,465 sq. ft. each 2 bedroom 1 level 2 units 1,025 sq. ft. each 2 bedroom 1 ½ level 22 units 1,360 sq. ft. each 1 bedroom 1 level 49 units 710 sq. ft. each Studio 1 level 51 units 515 sq. ft. each Setbacks are proposed to be 15’ in the front except along the east side of Pine Rock and along both sides of Woodstone where a minimum of 5 feet is requested. The lots in those areas are rear loaded off of the alley and have no driveways onto the streets. The applicant states he desires to be able to offset some of the homes so they don’t all line up for aesthetic purpose s. Rear yard setbacks are proposed as 15’except along the northern perimeter where 30’ rear yard is indicated. Interior setbacks are proposed at 5’. Parking is proposed at 206 open spaces at the units, 63 garage spaces within some of the units and 33 general shared spaces located within parking lots in the middle of the development. Open space is proposed as 2.21 acres to be used for playgrounds, dog park and lounging areas. The street are proposed to be private. B. EXISTING CONDITIONS: The site is cleared and undeveloped. The first phase of the development to the east is nearing completion. North of the site the uses include residential, commercial and industrial. Undeveloped property extends to the west. The PCD to the south was approved for a mixed use development by this same developer. No development has yet occurred. April 25, 2019 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9407 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 Alexander road, Quail Run and SWLRUP Neighborhood Associations. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Maximum residential driveway width is 20 ft. 2. Backing out into public streets is not permitted due to safety concerns for any development other than R-2. 3. Currently, waste is being collected privately. Does the owner plan to vary from the private service with this revision? 4. 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. Is a variance being requested to advance grade future phases? What is the proposed timing or trigger for the advance grading activities? 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 land owner. 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. 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. 8. 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. 9. Staff understands no changes are proposed to the previously approved street and drainage plans. Are any changes proposed? April 25, 2019 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9407 4 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 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 in this area serving existing developments in the subdivision to the east. 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. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequa te pressure and fire protection. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). April 25, 2019 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9407 5 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. 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. April 25, 2019 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9407 6 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 9 03.3.1.3 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). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments received. April 25, 2019 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9407 7 F. BUILDING CODES/LANDSCAPE: Building Code: Code Fire Separation is required between units. Type of separation depends on exact distance between buildings. No shared utilities between properties. Utilities must be in easement and on property of the dwelling served. Landscape: No Comment. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: This request is located Otter Creek Planning District. The Land Use Plan shows Residential Low Density (RL) and Residential Medium Density (RM) for this property. The Residential Low Density is for single-family homes at densities no greater than six dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. 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-2 (Single-family District) to PRD (Planned Residential District) to allow the construction of a subdivision of triplex and quad-plex units on separate lots. Master Street Plan: There are not streets adjacent to the site. Pine Rock Court and Big Rock Avenue enter the site from the east in the north and south parts of the site respectively. Both are shown on the Master Street Plan as Local Streets. The primary function of Local Streets is to provide access to adjacent properties. Local Streets that are abutted by non -residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. April 25, 2019 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9407 8 Revised plat/plan: Submit responses to staff issues and four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on or before April 10, 2019. If you have any questions please contact Dana Carney, dcarney@littlerock.gov or 501.371.6817 or Jamie Collins, gcollins@littlerock.gov or 501.371.6818. H. SUBDIVISION COMMITTEE COMMENT: (April 3, 2019) The applicant was present. Staff presented the item and noted some additional information was needed. Staff noted the applicant was requesting to advance grade the site. Staff requested the applicant provide the linear feet of new street. The applicant was asked to provide a phasing plan and to indicate it on the plan. Staff noted the proposed open space comprised 8% of the site, less than the code requirement of 10-15% as common usable open space. Staff requested some description of the exterior of the proposed units. A fencing plan was requested. Staff asked the applicant to describe the dumpster screening materials and stated dumpster service hours should be limited to 7 am – 6 pm, Monday – Friday. The applicant was asked to describe the proposed ownership plan for the development; if individual lots could be sold. Staff commented that the proposed increase in density was causing staff to consider the potential impact on existing infrastructure, specifically Vimy Ridge Road. Public Works comments were discussed. Specifically, staff stated vehicles backing out into public streets was not permitted due to safety concerns for any development other than R-2 single family. Comments from the other departments and reviewing agencies were noted. The applicant was advised to respond to staff issues by April 10, 2019. The committee forwarded the item to the full commission. I. ANALYSIS: The applicant submitted responses and a revised site plan subsequent to subdivision committee. The number of lots was reduced from 53 to 48. The number of units was reduced from 166 to 146. Density is 11.5 units per acre. Open space has been increased to 2.21 acres; 17.5% of the development. The streets are now proposed as private, eliminating the concern about vehicles backing out into a public street. The streets will be in an access and utility easement within a tract. Big Rock Avenue will dead-end at the western perimeter of the site. A gate will be installed so that a secondary em ergency access can be provided when the property adjacent to the west is developed. That property to the west will be developed off of the new collector street which will extend from Vimy Ridge Road to Alexander Road. All construction will take place in one phase. April 25, 2019 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9407 9 The exterior of the new structures will match the structures now existing on the development to the east; siding and rock finish. A six foot fence will be installed along the north perimeter of the property. The management office will be located in the clubhouse which is being constructed as a part of the first phase adjacent to the east. All lots will be maintained under one ownership and the units are to be leased. Dumpsters and mail kiosks are located in the center of the development. Dumpster service hours should be limited to 7 am – 6 pm, Monday – Friday. Although the applicant has requested a variance to allow advance grading of the entire site with development of the first phase, the intent is to complete all construction in one phase. J. STAFF RECOMMENDATION: Staff recommends approval of the requested PRD 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: (APRIL 25, 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. April 25, 2019 ITEM NO.: 17 FILE NO.: Z-9408 NAME: Shackleford Forest Communities Long-form POD LOCATION: 5600 South Shackleford Road DEVELOPER: The Mind Health Institute, LLC 5 Deauville Circle Little Rock, AR 72223 OWNER/AUTHORIZED AGENT: Garrett & Brennan Bosley/owners SURVEYOR/ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 27.9 acres NUMBER OF LOTS: 4 FT. NEW STREET: 1,500 LF WARD: 7 PLANNING DISTRICT: 12 CENSUS TRACT: 24.05 CURRENT ZONING: R-2 ALLOWED USES: Single Family PROPOSED ZONING: POD PROPOSED USE: Substance abuse inpatient, outpatient, research treatment facility VARIANCE/WAIVERS: Walking trails in lieu of sidewalks. BACKGROUND: The tract is wooded and undeveloped. There have been no prior development proposals. April 25, 2019 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9408 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting POD zoning for this undeveloped 27.9 acre tract. The property is proposed to be divided into 4 lots with a 1,500 foot commercial collector street. Shackleford Road will be improved to arterial standards abutting the site. The four lots will be developed in phases with uses as follow: Day treatment building (Lot 1) Outpatient day treatment, outpatient private practice, outpatient substance abuse treatment, inpatient acute care unit, pharmacy, cafeteria, gym, CLIA waived lab. 25,000 sq. ft. building with 88 space parking lot. Research building (Lot 2) Inpatient and outpatient research, cafeteria, gym, CLIA waived lab. 10,000 sq. ft. building with 40 space parking lot. Professional office building (Lot 3) Private practice physician offices for outpatients. 5,000 sq. ft. building with 22 space parking lot. Cottages (Lot 4) Therapeutic communities for psychiatric and substance abuse rehab. 16 cottages, 1,500 sq. ft. per cottage, 4 bedrooms per cottage, 2 parking spaces per cottage. B. EXISTING CONDITIONS: The site is wooded and undeveloped. An undeveloped PID for light industrial uses is adjacent to the north. Beyond that are light industrial uses. The property to the south is undeveloped. A portion of this area is preliminary-platted as a future phase of W aters Edge Subdivision. The property across Shackleford Road is owned by Antioch Church and contains portions of the church development. A tract of undeveloped and Interstate 430 are located 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 SWLRUP, Waters Edge, Stagecoach Dodd/Greenwood Acres and Pecan Lake neighborhood associations. April 25, 2019 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9408 3 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Shackleford Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Shackleford Road including 5-foot sidewalks with planned development. The new back of curb should be located 29.5 ft. from the striped centerline. 3. Sidewalks with appropriate handicap ramps are required to be constructed on both sides of Shackleford Forest Communities Drive in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. Show proposed location of walking trails. 4. 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. Is a variance being requested to advance grade future phases with the issuance of a grading permit for Phase1? 5. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). 6. 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. 7. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the st art of construction. 8. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 9. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 10. 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. 11. Street names and street naming conventions must be approved by Public Works. Contact Glenn Haley at (501) 371-4537. Staff cannot recommend a new street name or portions of a street name using "Shackleford". There are 9 streets that currently use the name "Shackleford" spread along the entire length of Shackleford Road. The street name cannot exceed 15 characters. April 25, 2019 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9408 4 12. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 13. 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. 14. 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. 15. Show proposed location(s) of USPS cluster box units in conformance with USPS and City of Little Rock policy design standards. Contact USPS for mail delivery requirements. 16. Per the Appendix D of the Fire Code, dead end fire apparatus a ccess roads in length of 150 to 500 ft. require a cul de sac turnaround with a 96 ft. diameter. 17. The proposed public street appears to function more as a private street servicing one property owner. 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 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 overhead power line on the west side of South Shackelford running by this development. Contact Entergy in advance to discuss electrical service requirements, or adjustments/extension of facilities (if any) as this project proceeds. Centerpoint Energy: No comments received. AT & T: No comments received. Central Arkansas Water: Sewer main extension required with easements if new sewer service is required for this project. April 25, 2019 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9408 5 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 he ight 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. April 25, 2019 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9408 6 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. 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. April 25, 2019 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9408 7 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 futu re 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). 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 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. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) the full width requirement but in no case less than nine (9) feet. 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. April 25, 2019 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9408 8 4. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property. 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 south corner of the parking located on Lot 1 is less than nine (9) feet from the street right-of-way. 5. A land use buffer six (6) percent of the average width/depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The 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 properties to the south and west and a portion of the property to the north is zoned R-2. 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. 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. 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 automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 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. April 25, 2019 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9408 9 G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: This request is located in 65th Street West Planning District. The Land Use Plan shows Service Trades District (STD) and Residential Low Density (RL) and Suburban Office (SO) for this property. The Service Trades District category provides for a selection of office, warehousing, and ind ustrial park activities that primarily serve other office service or industrial businesses. The district is intended to allow support services to these businesses and to provide for uses with an office component. A Planned Zoning District is required for any development not wholly office. The Residential Low Density is for single-family homes at densities no greater than six dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also inc lude patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The suburban office category shall provide for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. The applicant has applied for rezoning from R-2 (Single Family District) to POD (Planned Office District) to allow the development of an in-patient and out-patient rehabilitation complex on 4 lots. Master Street Plan: East of the property is Shackleford Road are shown as Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance tra vel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on South Shackleford Road since it is a Minor 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 II Bike Lane is shown along Shackleford Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Revised plat/plan: Submit responses to staff issues and four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on or before April 10, 2019. If you have any questions please contact Dana Carney, dcarney@littlerock.gov or 501.371.6817 or Jamie Collins, gcollins@littlerock.gov or 501.371.6818. April 25, 2019 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9408 10 H. SUBDIVISION COMMITTEE COMMENT: (April 3, 2019) The applicant was present. Staff presented the item and noted there was additional information needed. The applicant was advised to provide a phasing plan and to indicate it on the plan. Staff requested building heights, building setbacks and a signage plan. Days and hours of operation for the various uses were requested. A site lighting and fencing plan were requested. Staff stated the dumpster location and screening needed to be indicated. The applicant was advised to provide building coverage, pavement coverage and open space/green space as a percentage of the overall site. Public Works comments were discussed. Staff questioned why a public street was being proposed when the application appeared to be for a multi -lot development for a single entity. Staff also questioned why, if it was to be a public street, access was not being provided to the property adjacent to the south. It was noted that a sliver of land was being retained between the right of way for the proposed public street and the adjacent property; apparently to prohibit access. The applicant responded that there would be different owners of the various lots; that not all were the same entity. Staff noted the requested variance to allow walking trails in lieu of sidewalks. There was additional conversation about whether it was appropriate or not to have the proposed public street or a private access drive. Staff noted the cul de sac needed to have a turnaround with a 96 foot diameter. Landscape comments were noted. Staff commented that the perimeter landscaping was slightly short in one area on one lot. Comments from the other departments and reviewing agencies were noted. The applicant was advised to respond to staff issues by April 10, 2019. The committee forwarded the item to the full commission. I. ANALYSIS: The applicant submitted responses to the issues raised at subdivision committee. Phasing of the four lot development will be by individual lot. It is anticipated that Lots 1, 2 and 4 will develop first. Timing of the overall project is 12 – 24 months. Building heights will comply with that allowed in O3 which permits a height of 45 feet. For each additional one foot of setback beyond the required building setbacks, one additional foot of height may be allowed, up to a maximum height of 60 feet. Building setbacks will meet or exceed the O-3 setbacks of 25’ front, 10’ rear and 15’ sides. Signage will include a development sign at the intersection of S. Shackleford and the new street. It will not exceed 8’ in height and 100 sq. ft. in area. Each of the four lots will have an individual ground sign not to exceed 64 square feet in area. The signs will be monument style in design. The office/clinic buildings may have a wall sign on the façade facing the street. April 25, 2019 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9408 11 Hours of operation are proposed as 24 hours a day, seven days a week for all uses except the professional office building. Operating hours for that building are 7 am – 6 pm, seven days a week. Site lighting will be designed for each individual lot. In every case, all site lighting will be low-level and directional, shielded downward and into the suite. Dumpsters and required screening have been indicated for each lot. Each lot may be individually fenced. Fencing will not exceed that allowed in office districts. Building coverage, pavement coverage and green space per lot is as follows: 1. Lot 1, 14.43% building, 12.1% pavement, 73.47% green space 2. Lot 2, 16.07% building, 13.3% pavement, 70.63% green space 3. Lot 3, 19.67% building, 13.0% pavement, 67.33% green space 4. Lot 4, 17.38% building, 12.3% pavement, 70.32% greenspace The street is proposed to be a private street. It is designed as a commercial/collector standard street. An access easement will be provided so that it allows the adjacent property to the south to have access to the street and S. Shackleford Road. The street will be gated with the gates open during the day and closed after hours. A turn around will be provided. The diameter of the cul de sac needs to be adjusted to comply with the fire code requirement of 96 feet. A variance is requested to allow walking trails in lieu of sidewalks. To staff’s knowledge, there are no outstanding issues. 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 variance to allow use of trails in lieu of sidewalks. PLANNING COMMISSION ACTION: (APRIL 25, 2019) The applicants were present. There was one registered objector present. Staff informed the commission that they had received and approved a sketch grading and drainage plan and sight distance certification. Staff stated the cul de sac had been modified to provide the required 96 ft. diameter. Staff stated an access easement is to be provided for the property adjacent to the south and the private street is to be designed to comply with code April 25, 2019 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9408 12 with a concrete apron at Shackleford Road. Staff recommended approval of the item as outlined in the “staff recommendation” ablative. The applicant reserved his time to respond to issues raised by the objector. Sherry Enoch, of 5913 Tall Pine Blvd. addressed the commission. She stated she was an officer with the Pecan Lake Home Owners Association. She stated there were concerns about the type of clientele and security. She asked how the facility would integrate into the neighborhood. Deputy City Attorney Overton cautioned Ms. Enoch that statements such as type of clientele were not appropriate. Engineer Tim Daters addressed the commission. He stated the site was not adjacent to single family. He stated it was a well-designed project, with open space, buffers and street improvements. The applicant stated they would like to meet with the neighbors to address any concerns they might have. Ms. Enoch stated it would have been helpful if they had reached out to the neighbors prior to the commission meeting. A motion was then made to approve the application, including all staff comments and conditions. The motion was seconded and approved by a vote of 8 ayes, 0 noes and 3 absent. April 25, 2019 ITEM NO.: 18 FILE NO.: Z-9409 NAME: Fletcher Ridge Long-form PRD LOCATION: North side of Kanis Road, west of Chenal Downs Blvd. DEVELOPER: Potlatch/Deltic 7 Chenal Club Blvd. Little Rock, AR 72223 OWNER/AUTHORIZED AGENT: Potlatch/Deltic/Owner White-Daters and Associates/authorized agent SURVEYOR/ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 52 acres NUMBER OF LOTS: 205 FT. NEW STREET: 7,450 LF WARD: 5 PLANNING DISTRICT: 21 CENSUS TRACT: 42.02 CURRENT ZONING: R-2 ALLOWED USES: Single Family PROPOSED ZONING: PRD PROPOSED USE: Single Family VARIANCE/WAIVERS: 1. Advance grade entire project with 1st Phase development. April 25, 2019 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9409 2 BACKGROUND: This property was zoned R-2 with the extension of the City’s extraterritorial zoning to this area in 1990. This property was annexed into the city on August 20, 2018 through the passage of Ordinance NO. 21.615. A.PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicants are requesting approval of PRD zoning for this 52 +/- acre property to allow for the phased development of a single family residential subdivision containing 205 lots, 6 tracts and 6,910 linear feet of new public street. The project will be developed in five phases. A variance is requested to allow for advance grading of the entire site in conjunction with development of the first phase. The average lot size is 50’ x 110’. The proposed density is 3.92 lots per acre. The lots are proposed to have front and rear setbacks of 20 feet and side yard setbacks of 5 feet. 15.99 of the 52 acres, or roughly 31%, are proposed to be common open space and buffers. The applicant proposes to dedicate right-of-way as required for Kanis Road. A roundabout is proposed at Kanis Road/Chenal Downs Blvd. and the planned entrance into the proposed new subdivision. The applicant is proposing to do any required Master Street Plan improvements to Kanis Road. The Master Street Plan establishes an alternative design standard for this portion of Kanis of paving with 22 feet and two 4-foot gravel shoulders east of Chenal Downs Blvd. and two, 10.5’ lanes with no shoulders west of Chenal Downs Blvd. . A secondary emergency/Fire Department access road is shown at the north perimeter of the subdivision, tying into Wildwood Place Subdivision which is developing to the north. B.EXISTING CONDITIONS: The site is undeveloped and wooded. New subdivisions are developing adjacent to the north. The lot sizes in those subdivisions are similar to those proposed under this application. A development of single family homes on five acre tracts is located across Kanis Road to the south. Undeveloped timberland, also owned by this applicant, extends to the west. Single family homes on larger lots are located 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 Chenal Downs, and Citizens of West Pulaski County Neighborhood associations. April 25, 2019 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9409 3 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is classified on the Master Street Plan as a minor arterial with a special design standard. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road with planned development. Per the MSP, one half street improvements to Kanis Road east of Chenal Downs Blvd consists of a 10.5 ft. travel lane and no shoulder and Kanis Road west of Chenal Downs Blvd consists of an 11ft travel lane with a 4ft gravel shoulder. 3. The MSP defines a minor residential street as: (a) a cul -de-sac street not exceeding 40 lots, or (b) a loop street not exceeding 80 lots, and (c ) and in no case generating more than 400 trips per day with the assumption of ten vehicles trips per day per lot. Fletcher Ridge Place, Fletcher Ridge Drive, Fletcher Ridge Lane, and Fletcher Creek Drive do not meet minor residential street standards. Variances are required to be obtained for the minimum right-of-way widths and absence of sidewalks. 4. The Kanis Road round-a-bout should be constructed with exterior class 3 curb and gutter, mountable interior curb, islands, s ignage, striping, and consideration for future pedestrian crossing capabilities in conformance with AASHTO and MUTCD standards. The proposed entry street design from Fletcher Ridge cannot be approved for a round -a-bout. Contact Nat Banihatti at 379-1818 for additional information. What is proposed in the center of the round-a-bout? 5. Street names and street naming conventions must be approved by Public Works. Fletcher Ridge Lane is the 4th repeat of the same street name with houses located on that street. Typically, no more than 3 streets with the same name with houses located on that street is approved. A different street name should be provided. Will the entrance street off Kanis Road be given a different street name or is it proposed to be Fletcher Ridge Circle or Chenal Downs Blvd.? Contact Glenn Haley at (501) 371-4537 for more information. 6. 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 grading activities. An variance is being requested to advance grade the entire subdivision with the issuance of a grading permit for 7. Provide a sketch grading and drainage plan. Determine if strips of tract land should be provided for the installation of drainage improvements. April 25, 2019 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9409 4 8.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 POA. Show on plan the locations of access to the detention ponds from the public right-of-way for future maintenance. 9.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. 10.Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 11.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. 12.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. 13.USPS cluster box units should be placed in conformance with USPS and City of Little Rock policy design standards. All mail kiosk must be constructed to be ADA accessible. Sidewalks are not shown adjacent to kiosks on Fletcher Ridge Drive. 14.Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements located in the right-of-way. 15.Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 16.Traffic calming devices are required for long straight streets to discourage speeding that exceed 900 ft as suggested by MUTCD. Traffic circles, pedestrian tables or round-a-bouts are suggested at regular intervals and at main intersections. Staff suggests pedestrian tables be installed at mail kiosk locations and adjacent to tract land. Contact Travis Herbner, Traffic Engineer at 379-1805 for additional info. 17.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. 18.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 unless approval to vary has been obtained from the USCOE. The undisturbed strip should be measured from the top of the bank. April 25, 2019 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9409 5 19. All public drainage easements must be unobstructed and access provided to the public right-of-way by constructed infrastructure and/or documented on the final plat. 20. All public drainage easements must contain drainage infrastructure approved by the City of Little Rock Public Works Department. 21. 100 year overflow swales must be constructed and placed within public drainage easements. 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. LRWRA Commission Approval and Zero Capacity Fee Required if pumping out of sewer basin. 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 three phase, overhead power line along Kanis Road just to the east which may need to be extended to serve this development. 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: Sewer main extension required with easements if new sewer service is required for this project. LRWRA Commission Approval and Zero Capacity Fee Required if pumping out of sewer basin. Fire Department: Full Plan Review Maintain Access: April 25, 2019 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9409 6 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. 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. April 25, 2019 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9409 7 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 equi pped 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). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments received. April 25, 2019 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9409 8 F.BUILDING CODES/LANDSCAPE: Building Code: Second / emergency fire access required before 30th occupancy can take place. Consult with Fire Marshal’s Office for further review. Landscape: No comments. G.TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: This request is located in Burlingame Valley 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. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The applicant has applied for rezoning from R-2 (Single Family District) to PRD (Planned Residential District) to allow for future development of a single family subdivision in 5 phases Master Street Plan: South of the property is Kanis Road are shown as Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road since it is a Minor 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 II Bike Lane is shown along Kanis Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Revised plat/plan: Submit responses to staff issues and four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on or before April 10, 2019. If you have any questions please contact Dana Carney, dcarney@littlerock.gov or 501.371.6817 or Jamie Collins, gcollins@littlerock.gov or 501.371.6818. April 25, 2019 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9409 9 H. SUBDIVISION COMMITTEE COMMENT: (April 3, 2019) The applicants were present. Staff presented the item and noted some additional information was needed. Staff asked the applicants to confirm the percentage of open space in the general notes as the information appeared to be incorrect. Staff requested the maximum building height and some information on the proposed architectural style of the houses; exterior finish and roofing. Staff asked if fencing would be permitted as per typical residential properties. The applicants were asked to describe the treatment of the proposed landscape easement along Kanis Road and to confirm that the 75’ wooded buffer along Kanis Road would remain undisturbed. Staff asked what portions of tract F wrapping around the north, west and east perimeters would remain undisturbed. The applicants were asked to indicate the location and size of any proposed subdivision sign. Staff noted the requested variances to allow advance grading of the entire site in conjunction with the first phase of construction and to allow a reduced standard of half-street improvements to Kanis Road Public Works comments were presented and discussed. Several comments were discussed in detail. Staff commented that several proposed streets were indicated as minor residential although they do not meet the Master Street Plan criteria for a minor residential street. Staff stated variances would have to be requested for those streets, including the absence of sidewalks. Staff requested a sketch grading and drainage plan. Staff stated traffic calming devices were required for long straight streets. Staff suggested pedestrian tables be installed at mail kiosk locations and adjacent to tract land. Staff added the following additional comment: For the areas of the proposed development suspected to be flood prone and that area is not covered by the flood insurance study prepared by the federal insurance administration for the national flood insurance program, or is not covered by available U. S. Army Corps of Engineers information, provide an engineering analysis to determine to the best of the engineer’s ability safe building lines on the preliminary plat. Staff stated there was an area on the west perimeter of the site where such an analysis was needed. Staff noted a secondary emergency access to be approved by the Fire Marshall would have to be installed with the first phase since it exceeded 30 dwelling units. Comments from the other departments and reviewing agencies were noted. The applicants were advised to respond to staff issues by April 10, 2019. The committee forwarded the item to the full commission. April 25, 2019 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9409 10 I.ANALYSIS: The applicant submitted responses to issues raised at subdivision committee. The maximum building height will be 35 feet, as per the R-2 district. Design guidelines will be similar to Wildwood Place located adjacent to the north. That development requires exterior finishes of brick or stone with pitched/shingled roof. Minimum house size will be set by the bill of assurance and design standards will be overseen by an architectural review committee. Fencing will be included in those guidelines but will not exceed the height limits allowed by code for residential districts. The 25 foot landscape easement along Kanis Road will typically remain undisturbed. Its purpose is to allow construction of a fence or other architectural feature generally along Kanis Road. The applicant states a similar easement exists along the south side of Kanis Road in this area. The 75 foot buffer along Kanis will remain undisturbed. While none are planned at present, utility companies may find it necessary to install underground utilities across the buffer. These crossings would be limited as to impact and oriented to minimize the removal of trees and the visual impact of the installation. Only small areas of Tract F which wraps around the north, east and west premiers of the plat will remain undisturbed. A single subdivision identification sign is proposed at the entrance. It will be 6 feet in height and 32 square feet in area. Staff has the following comments in response to the applicant’s resubmittal. A street name must be provided for the entrance street off of Kanis. A Master Street Plan variance is required for a residential street (Fletcher Ridge Circle) to be constructed with a minor residential right-of-way of 45 ft. in width. A Master Street Plan variance is required for a portion of a residential street (Fletcher Ridge Circle) to not be constructed with sidewalks. Kanis Road round-a-bout must be constructed in consideration for future pedestrian access, with curb and gutter, with street lights installed in all four corners, and constructed in conformance with AASHTO and MUTCD standards. The proposed subdivision sign must be located no closer than 30 ft. from the south end of the round-a-bout directional median to not deter sight distance. The engineering analysis has been provided and is being reviewed by staff. Findings will be provided. J.STAFF RECOMMENDATION: Staff’s recommendation is forthcoming. PLANNING COMMISSION ACTION: (APRIL 25, 2019) The applicants were present. There were no registered objectors present. Staff informed the commission that they had completed their review and there were no outstanding issues. All sidewalks will be 5 ft. in width, where required. There are no Master Street April 25, 2019 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9409 11 Plan variances required for right-of-way width or street design. The Kanis Road round- a-bout will be constructed in consideration for future pedestrian access, with curb and gutter, with street lights installed in all four corners and constructed in conformance with AASHTO and MUTCD standards. An access easement must be provided for the secondary and emergency access from this subdivision, through the Potlatch/Deltic property, through Tract O of Wildwood Place Phase VII to the Wildcreek Circle right -of- way. The subdivision sign is to be placed no closer than 30 ft. from the south end of the round-a-bout median. The drainage analysis has been reviewed and found to be sufficient. Staff read into the record a statement from the Citizens of West Pulaski County described as a position statement on Fletcher Ridge PRD. The applicant had stated they did not object to that statement being presented. The statement read as follows: “The Citizens of West Pulaski County’s expanded steering committee understands the City of Little Rock will grow into the western part of Pulaski County and wishes to see that growth be done in ways that will preserve the character of the area. The CWPC committee and other community leaders have met several times with representatives of Potlatch/Deltic and its subsidiaries regarding a proposed development on Kanis Road across from Chenal Downs. While this should not be taken as an objection to the plan, there were 3 concerns expressed as follows: the density of the proposal (3.92 lots per acre) as it bears on the expected increase in traffic on Kanis Road; the proposal appears inconsistent with the character of the area; concern about the effect the plan will have on Fletcher’s Hollow (2 miles on Kanis Road form Chenal Downs entry to Walnut Grove Road). CWPC hopes to constructively work with Potlatch/Deltic in the future to preserve the character of the area, including Fletcher’s Hollow.” Staff recommended approval of the item subject to compliance with all comments and conditions presented and as outlined in paragraphs D, E and F and the staff ana lysis in the agenda staff report. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 10 ayes, 0 noes and 1 absent. April 25, 2019 ITEM NO.: 19 FILE NO.: LA-0083 NAME: Big Rock Advance Grading Variance LOCATION: 12506 Vimy Ridge Road, NW corner of Vimy Ridge Road and Pleasant Hill Rd Intersection APPLICANT: Big Rock Development APPLICANT’S REPRESENTATIVE: McGetrick and McGetrick, Inc. AREA: Approximately 23.26 acres CURRENT ZONING: Planned Commercial Development (PCD) VARIANCES/WAIVERS REQUESTED: Variance from the Land Alteration Regulations to advance grade by clearing and filling approximately 23.26 acres. A. PROPOSAL/REQUEST: The applicant is requesting the approval of a variance from the Land Alteration Regulations to advance grade by clearing and filling approximately 23.26 acres northwest of the Vimy Ridge Road/Pleasant Hill Road intersection located at 12506 Vimy Ridge Road. The variance would allow staff to issue a grading permit for the advance grading activities without imminent construction. The advance grading activities will commence with the construction of the proposed east-west street intersecting Vimy Ridge Road. The current grading and drainage plan was prepared to balance the cut and fill on the subject property to limit haul in and haul off of excavate material. B. EXISTING CONDITIONS: The 23.26 acre property is undeveloped with dense tree cover and slopes generally from south to north. The subject property is zoned Planned Commercial Development (PCD). The subject property is located within the Little Rock city limits. East of the subject property is Vimy Ridge Road. East of Vimy Ridge Road are developed R2 zoned properties. West of the subject property are undeveloped large tracts of land zoned R-2. North of the subject property is the developing Village at the Gateway residential subdivision which is owned by the applicant. South of the subject property is Pleasant Hill Road. South of Pleasant Hill Road are several developed properties zoned R2, POD, and MF-6. The R2 April 25, 2019 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: LA-0083 2 properties are within the Quail Run subdivision. The MF-6 development is a single occupied facility. 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. Staff has received one inquiry into the application from a nearby property owner. 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. April 25, 2019 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: LA-0083 3 10. The site should be signed with a Land Alteration Variance sign obtained from Public Works. 11. Application fee of $100.00 has not been paid. 12. Plans shall provide for visual screening of the completed area by providing undisturbed perimeter buffer strips and earthen berms along Vimy Ridge Road, Pleasant Hill Road and the proposed street frontage. Temporary undisturbed buffer widths are 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. The temporary strips shall not be less than the width of the permanent buffer required for the development. In cases where maintenance of an undisturbed buffer is deemed not practical to provide screening, earthen berms, tree plantings or other suitable measures may be required. 13. Where is the source of fill or location of cut material? 14. Will the advance grading operation be complete in 1 year? 15. Will the advanced grading begin with the construction of the proposed street? If not, when? E. PLANNING STAFF COMMENTS: No comments. F. SUBDIVISION COMMITTEE: Pat McGetrick of McGetrick and McGetrick 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 23.26 acres. The tree covered areas will be cleared and excavated material will be balanced within the subject property. A gravel construction entrance will be provided to reduce tracking onto public streets. 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. Grading activities will commence just prior to or simultaneously with the construction of the future collector east-west street. Any damage to city April 25, 2019 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: LA-0083 4 streets or infrastructure will be repaired by the applicant prior to the acceptance and release of the 2 year maintenance bond. All permit fees and posting of the site has been made by the applicant. 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 temporary detention facilities shown to be provided on the northeast and southeast corners of the property. 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. A Planned Commercial Development application has been approved for the property consisting of 6 proposed developments on 6 individual lots separated by a collector standard street. The applicant proposes to maintain an 80 ft. temporary undisturbed buffer adjacent to Vimy Ridge Road and 50 ft. temporary undisturbed buffers adjacent to Pleasant Hill Road and adjacent to the other property lines. Orange fencing will be installed along all undisturbed buffers to prevent entry. 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. 2. An 80 ft. temporary undisturbed buffer will be maintained adjacent to Vimy Ridge Road and 50 ft. temporary undisturbed buffers will be maintained adjacent to Pleasant Hill Road and other properties. I. PLANNING COMMISSION ACTION: (APRIL 25, 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. DATE I 206 PLANNING COMMISSION VOTE RECORD cx.'4.�> g_7 � - nn0�nnn� ®��nn�nn� BERRY CRAIG nn■■n�■���n�n���r�� :.. THOMAS e�■nn�■�■nnr�■��■n��■�n� BYNUM,BUELAH dr�r■n��nn�n■■n■�n�■� HAMILTON, �mmwmmmmmmmmmm.mm� .. . , �nnnn��■n�n���i�■� mmwmmwm..mmmmmm- LATTURE, PAUL nmmnmmmnm-.m.mmm- BILL o������■����nt��rr■� RAHMAN, ROBBIN _ mo©©0mom-..-m.o-�I :: ROBERT onn■immnnm�■mmmm ®m..mmmmm- mn THOMAS, DIANA ©nnnmmmimmnnniinn� wl3k"..mm..mm� wwmmmnmmmmmmmmmm� I 1 7 ® Meeting Adjourned '� P.M. AYE NAYE ABSENT KABSTAIN KRECUSE -BROCK, THOMAS mmmummoommmmmmm BYNUM,BUELAH �mmwmmmmmmmmmm.mm� • mmwmmwm..mmmmmm- nmmnmmmnm-.m.mmm- BILL am®©mmm®-mm...mm_ RAHMAN, ROBBIN _ mo©©0mom-..-m.o-�I STEBBINS, ROBERT ®m..mmmmm- • �wmmmwmnm iwmm/. wl3k"..mm..mm� wwmmmnmmmmmmmmmm� I 1 7 ® Meeting Adjourned '� P.M. AYE NAYE ABSENT KABSTAIN KRECUSE April 25, 2019 There being no further business before the Commission, the meeting was adjourned at 7:39 p.m. G-G / Date Chairman Secretary