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HomeMy WebLinkAboutpc_08 01 2019 LITTLE ROCK PLANNING COMMISSION PLANNING – REZONING – CONDITIONAL USE HEARING MINUTE RECORD AUGUST 1, 2019 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present being eight (8) in number. II. Members Present: Tom Brock Buelah Bynum Scott Hamilton Marlon Haynes Paul Latture Robbin Rahman Robert Stebbins Robby Vogel Members Absent: Craig Berry Diana Thomas Open Position City Attorney: Shawn Overton III. Approval of the Minutes of the June 20, 2019 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION PLANNING – REZONING – CONDITIONAL USE HEARING AUGUST 1, 2019 4:00 P.M. I. OLD BUSINESS: Item Number: File Number: Title: A. Z-8827-A Escarcega Church – Revised Conditional Use Permit 6523 Hinkson Road B. Z-9423 Second and Louisiana Commercial Parking Lot – Conditional Use Permit 200 S. Louisiana Street C. S-1312-B Lots 1R & 2R Barrow Plaza Addition Preliminary Plat; 9101 W. Markham Street. D. Z-3451-D Bennett Davis Group Revised Short-form POD; located at 1300 N. Shackleford Road. E. Z-9418 Sunset Terrace Long-form PRD; located at 2800 Battery Street. II. NEW BUSINESS: Item Number: File Number: Title: 1. Z-9433 Jackson Day Care Family Home – Special Use Permit 2409 Johnson Street 2. Z-3206-B Rezoning from C-2 to C-3 North side of Kanis Road, approximately 800 feet west of S. Shackleford Road Agenda, Page Two II. NEW BUSINESS: (CONTINUED) Item Number: File Number: Title: 3. LU19-20-01 A Land Use Plan Amendment in the Pinnacle Planning District from RL, Residential Low Density to RH, Residential High Density; located at 6500 Divide Parkway. 3.1 Z-9434 Rezoning from R-2 to MF-18 Northwest end of The Divide Parkway 4. LU19-11-01 A Land Use Plan Amendment in the I-430 Planning District from O, Office to C, Commercial; located at southwest corner of Kanis Road and Centerview Drive. 4.1 Z-9435 Rezoning from O-3 to C-3 Southwest corner of Kanis Road and Centerview Drive. 5. Z-2333-B Ellis Duplex and Accessory Dwelling – Revised Conditional Use Permit 900 West 15th Street 6. Z-9153-A Heltz Accessory Dwelling – Conditional Use Permit 19430 Lawson Road 7. Z-9347-A Rahling Road School – Conditional Use Permit West side of Rahling Road, south of Charleston Heights 8. Z-9436 Broadway Multisectional Manufactured Home – Conditional Use Permit 4209 Trust Street 9. Z-9437 Melvin Accessory Dwelling – Conditional Use Permit 601 East 16th Street 10. A-335 AluChem Annexation; west of Arch Street Pike near Dixon Road intersection (10500 Arch Street) 10.1 Z-9432 AluChem Planned Industrial District; located at 10500 Arch Street Pike Road. August 1, 2019 ITEM NO.: A FILE NO.: Z-8827-A NAME: Escarcega Church – Revised Conditional Use Permit LOCATION: 6523 Hinkson Road OWNER/APPLICANT: Gregorio Escarcega PROPOSAL: A conditional use permit is requested to allow an addition to an existing church development on the R-2 zoned property located at 6523 Hinkson Road. 1. SITE LOCATION: The site is located on the southeast corner of Hinkson Road and Oman Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area predominately zoned R-2, with a mix of uses at the east end of the Cloverdale Neighborhood. Single family residences are located to the west and south, with a day care center, church and office uses further south. Single family residences and a Little Rock School District property (Cloverdale Middle School) are located to the north. Single family residences and undeveloped property are located to the east and southeast. The applicant proposes to add a second building to an existing church property. The proposed use is compatible with uses in the area. Notice of public hearing was sent to the Cloverdale and SWLR United for Progress Neighborhood Associations. 3. ON SITE DRIVES AND PARKING: A small area of paved parking is located on the north side of the existing church building, with parking for five (5) or six (6) vehicles. A driveway from Hinkson Road serves the small parking area. There is a second driveway from Oman Road, with a small asphalt area on the west side of the building. The applicant proposes to construct a new 4,000 square foot sanctuary building, with seating for 84 persons. The new sanctuary will require 21 off-street paved parking spaces, as per Section 36-502 (b) (2) d. of the City’s Zoning Ordinance. The applicant is requesting a variance from this ordinance requirement for the reduced number of parking spaces. The applicant does have a long-term lease for the existing parking lot across August 1, 2019 ITEM NO.: A (Cont.) FILE NO.: Z-8827-A 2 Hinkson Road to the north, owned by the Little Rock School District. The lot contains over 60 parking spaces. 4. SCREENING AND BUFFERS: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. 2. Requirements for landscaping in land use (street) buffers shall be the same as perimeter landscaping. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of the proposed building adjacent to the street right-of-way. 3. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 5. PUBLIC WORKS: 1. Due to the proposed use of the property, the Master Street Plan specifies that Hinkson Road 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 Oman Road 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 Oman Road and Hinkson Road. 4. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements such as vehicular parking and drive aisle located in the right-of-way. 5. Show the location of any additional driveway locations. 6. Is any additional paving proposed on the property? 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation Authority: Sewer Available to this site. August 1, 2019 ITEM NO.: A (Cont.) FILE NO.: Z-8827-A 3 Entergy: Entergy does not object to this proposal. The service to the existing bldg. may need to be relocated due to the proximity of the new building. Also, the new bldg. service location is not defined and could present an issue based on a rear lot location. There are 2 phase lines serving the existing bldg. 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. 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. August 1, 2019 ITEM NO.: A (Cont.) FILE NO.: Z-8827-A 4 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 determ ined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted August 1, 2019 ITEM NO.: A (Cont.) FILE NO.: Z-8827-A 5 Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official. 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas 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. August 1, 2019 ITEM NO.: A (Cont.) FILE NO.: Z-8827-A 6 Building Codes: No comments received. 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Rock Region METRO: No comments. Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT: (MAY 29, 2019) Pastor Gregorio Escarcega and Troy Laha were present, representing the application. Staff presented the application. Staff noted that some additional information was needed on the project. Staff explained that the parking agreement/lease needed to be long-term and maintained. Staff also noted that parking variance needed to be requested. The Public Works and Landscape requirements were briefly discussed. After the discussion, the Committee forwarded the application to the full Commission for resolution. STAFF ANALYSIS: The applicant is requesting approval of a revised conditional use permit to allow construction of a new sanctuary building within an existing chu rch site on the R-2 zoned property at 6523 Hinkson Road. The property is located at the southeast corner of Hinkson Road and Oman Road. The property is occupied by a one- story brick church building (approximately 2,200 square feet), located within the west half of the property. The east portion of the property is undeveloped and fenced. A small area of paved parking is located on the north side of the existing church building, with parking for five (5) or six (6) vehicles. A driveway from Hinkson Road serves the small parking area. There is a second driveway from Oman Road, with a small asphalt area on the west side of the building. The applicant proposes to construct a one-story sanctuary building within the east portion of the property, as noted on the attached site plan. The proposed sanctuary building will be a 4,000 square foot structure. The proposed structure will be located 85 feet back from the front (west) property line, 28 feet from the rear (east) property line, 10.5 to 13.5 feet from the south side property line and 28 to 31.5 feet from the north side property line. A small playground area will be located at the east end of the sanctuary building. The proposed sanctuary building will have a seating capacity of 84 persons. August 1, 2019 ITEM NO.: A (Cont.) FILE NO.: Z-8827-A 7 Section 36-502 (b) (2) d. of the City’s Zoning Ordinance requires a minimum of 21 off-street paved parking spaces for the proposed sanctuary building, based on the seating capacity. There are five (5) or six (6) paved parking spaces on the north side of the existing church building. Therefore, the applicant is requesting a variance to allow a reduced number of parking spaces. The church does have a lease agreement to use the existing Little Rock School District parking lot across Hinkson Road to the north. The parking lot contains over 60 parking spaces. The current lease agreement runs through June 30, 2024 (five (5) years). The applicant responded to issues raised at Subdivision Committee. The applicant submitted the five (5) year lease agreement for the scho ol district parking lot across Hinkson Road. The applicant noted that there will be no new signage or site lighting on the property. To staff’s knowledge, there are no outstanding issues associated with this application. Staff believes the proposed new sanctuary addition to the existing church site is an appropriate use for this property. The proposed addition to the existing church site represents a good in-fill project for this property. The property is located in an area containing several office/public institutional uses at the east end of the Cloverdale neighborhood. The proposed expanded church use should prove to be compatible with the overall area. Staff believes the proposed church development will have no adverse impact on the neighborhood. STAFF RECOMMENDATION: Staff recommends approval of the requested revised CUP, including parking variance, subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. All site lighting must be low-level and directed away from adjacent property. 3. Signage for the church facility will be as per Section 36-553 of the code (signs permitted in office zones). 4. The lease agreement for the Little Rock School District pa rking lot on the north side of Hinkson Road must be maintained as long as the church occupies this property. If the lease agreement ever expires, the parking issue must be brought back to the Planning Commission for further review. August 1, 2019 ITEM NO.: A (Cont.) FILE NO.: Z-8827-A 8 PLANNING COMMISSION ACTION: (JUNE 20, 2019) Staff informed the Commission that the applicant failed to complete the required notifications to surrounding property owners. Staff recommended the application be deferred to the August 1, 2019 agenda. The item was placed on the consent agenda and deferred to the August 1, 2019 agenda. The vote was 8 ayes, 0 noes and 3 absent. PLANNING COMMISSION ACTION: (AUGUST 1, 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 8 ayes, 0 noes, 2 absent and 1 open position. August 1, 2019 ITEM NO.: B FILE NO.: Z-9423 NAME: Second and Louisiana Commercial Parking Lot – Conditional Use Permit LOCATION: 200 S. Louisiana Street OWNER/APPLICANT: Second and Louisiana Properties, LLC/ Thomas R. Pownall PROPOSAL: A conditional use permit is requested to allow development of a commercial parking lot on the UU zoned property at 200 S. Louisiana Street. 1. SITE LOCATION: The site is located on the west side of S. Louisiana Stre et, between West 2nd and West 3rd Streets. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in the Downtown Little Rock area, occupied by multi-story buildings and paved parking areas. Paved surface parking lots are located throughout this general area. The applicant proposes to construct a new commercial parking lot utilizing the entire half block area. The parking lot will serve the Stephens Building to the north. The proposed use is compatible with uses in the area. Notice of public hearing was sent to the Downtown Neighborhood Association. 3. ON SITE DRIVES AND PARKING: A two-car wide driveway from West 2nd Street will be located near the northwest corner of the property. This will be the only access to the main parking area. A paved alley right-of-way is located along the west property boundary. There will be one (1) row of parking along the east side of the alley right-of-way. There will be a total of 112 paved parking spaces. The entry drive will contain access bars/arms which will limit the access to only those who are permitted to park in the lot. 4. SCREENING AND BUFFERS: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements and the requirements of the UU Urban Use District. August 1, 2019 ITEM NO.: B (Cont.) FILE NO.: Z-9423 2 2. Sec. 36-342.1. - UU urban use district, Street trees a minimum of three-inch caliper shall be required. The trees shall be located a minimum of two (2) feet off the back of a curb and shall be thirty (30) feet on center and no closer than thirty (30) feet to a street intersection with a water source provided. The tree canopy shall be maintained at least eight (8) feet above the sidewalk. 3. Street buffers will be required at six (6) percent of the average depth/width 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 lot is approximately 300 feet in width. An eighteen (18) foot street buffer is required adjacent to the 2nd and 3rd street right-of-ways. 4. Screening requirements will need to be met for the vehicular use areas adjacent to street rights-of-way. 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. 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. 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. 5. PUBLIC WORKS: 1. 3rd St. is classified on the Master Street Plan as a minor arterial with special design standards. A dedication of right-of-way 35 feet from centerline will be required. 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. The existing ramps at the street intersections do not comply with CLR standard details. August 1, 2019 ITEM NO.: B (Cont.) FILE NO.: Z-9423 3 3. Are gates, kiosk, or signage proposed to be installed in alley and at driveways? 4. 2nd St. is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation W ater: Sewer Available to this site. Entergy: Entergy does not object to this proposal. There does not appear to be any conflicts with existing electrical utilities at this location. All lines are in underground and in the asphalt alley shown. 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: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. August 1, 2019 ITEM NO.: B (Cont.) FILE NO.: Z-9423 4 Building Codes: No comments received. 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Rock Region METRO: No comments pertinent to this application. Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT: (MAY 29, 2019) Thomas Pownall was present, representing the application. Staff presented the application. Staff asked for some additional information on the project. Staff noted that a variance for reduced street buffers (West 2nd and West 3rd Street frontages) and waiver of additional right-of-way dedication for West 2nd Street needed to be requested. The Public Works requirements and the landscape requirements were briefly discussed. After the discussion, the Committee forwarded the application to the full Commission for resolution. STAFF ANALYSIS: The applicant is requesting approval of a conditional use permit to allow for the development of a commercial parking lot on the UU zoned property at 200 S. Louisiana Street. The property is comprised of an entire half block area located along the west side of S. Louisiana Street, between West 2 nd and West 3rd Streets. Several one (1) and two (2) story office/commercial buildings are located within the north two-thirds of the overall property. The south third of the half block area is occupied by a paved parking area. The applicant proposes to remove the existing buildings from the site and construct a new 112 space commercial parking lot. There will be one (1) entry drive to the parking area from West 2nd Street at the northwest corner of the property. The entry drive will contain entry bars/arms which will limit the access to only those who are permitted to park in the lot. A paved alley right-of-way is located along the west property line. One (1) row of parking will be located along the east side of the alley right-of-way. The main portion of the parking area (excluding the one (1) row of parking along the alley) will be fenced with a six (6) foot high decorative metal fence. Small signs (six (6) feet maximum height and four (4) square feet maximum area) will be located near the entry drive and along the row of parking adjacent to the alley. The signage will note that the parking area is for permitted parking only. August 1, 2019 ITEM NO.: B (Cont.) FILE NO.: Z-9423 5 The applicant is requesting two (2) variances with the proposed development. Section 36-522 of the City’s Zoning Ordinance requires a minimum street buffer width of 18 feet along the West 2nd and West 3rd Street frontages. The proposed plan shows nine (9) foot buffers/landscape strips along the two (2) street frontages. Therefore, the applicant is requesting a variance to allow the reduced street buffers. The plan conforms to the City’s Landscape Ordinance. The City’s Master Street Plan classifies West 2nd Street as a minor arterial, with 45 feet of right-of-way dedication required. West 2nd Street currently has 60 feet of right-of-way existing. At the suggestion of staff, the applicant is requesting a waiver of additional right-of-way dedication for West 2nd Street. The existing right-of-way should be sufficient, as there are existing buildings within the right- of-way area to the east and west. The applicant responded to issues raised at Subdivision Committee by providing a revised site plan to staff. The revised plan shows driveway access bars/arms, fencing and signage, as requested by staff. To staff’s knowledge, there are no outstanding issues associated with the application. Staff believes the proposed commercial parking lot located on the UU zoned property at 200 S. Louisiana Street is an appropriate use for this property. The proposed parking lot will be a private parking lot to serve the Stephens Building to the north, and may serve other buildings in the area in the future. The property is located in the downtown area which contains a number of surface parking lots serving surrounding buildings and uses. The proposed parking lot use should be compatible with surrounding uses. Staff believes the proposed commercial parking lot will have no adverse impact on the general area. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP, including buffer variance and waiver of right-of-way dedication for West 2nd Street, subject to the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. Any handicap parking spaces on the site must have an accessible route to sidewalks as per ordinance and ADA standards. 3. The site will be limited to the signage shown on the proposed site plan. All signage must be located at least five (5) feet back from property lines. 4. Any site lighting must be low level, shielded and directed into the site. August 1, 2019 ITEM NO.: B (Cont.) FILE NO.: Z-9423 6 PLANNING COMMISSION ACTION: (JUNE 20, 2019) Staff informed the Commission that the applicant submitted a letter to staff on June 13, 2019 requesting this application be deferred to the August 1, 2019 agenda. Staff supported the deferral request. The item was placed on the consent agenda and deferred to the August 1, 2019 agenda. The vote was 8 ayes, 0 noes and 3 absent. STAFF UPDATE: The applicant submitted a revised site plan to staff on July 16, 2019. The revised site plan makes two (2) minor changes to the overall parking lot plan. The applicant has moved the driveway along West 2nd Street from the northwest corner to near the northeast corner of the overall site. The applicant has also added a driveway along the West 3rd Street frontage. Public Works has reviewed the revised site plan and notes sup port of the revisions. Staff continues to support the application and recommends approval as noted on page 5. of the agenda staff report. PLANNING COMMISSION ACTION: (AUGUST 1, 2019) Staff informed the Commission that the applicant submitted a lette r to staff on July 25, 2019 requesting this application be deferred to the September 12, 2019 agenda. Staff supported the deferral request. The item was placed on the consent agenda and deferred to the September 12, 2019 agenda. The vote was 8 ayes, 0 noes, 2 absent and 1 open position. August 1, 2019 ITEM NO.: C 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 5. Deferral of Markham Street right-of-way dedication for 5 years August 1, 2019 ITEM NO.: C (Cont.) FILE NO.: S-1312-B 2 BACKGROUND: On July 20, 2017, the Planning Commission approved a multiple-building site plan review which allowed for construction of a Taco Bueno restaurant under a lease agreement on this existing shopping center property. The restaurant has been completed and is occupied. This item was deferred from the April 25, 2019, agenda for new FEMA flood maps to be adopted removing the shopping center property from the floodway. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The owners of the shopping center now wish to create a separate lot around the Taco Bueno building to facilitate the sale of the property as a real estate investment/income stream. Shared parking and cross -access will be provided to all users within the shopping center. To maintain full control of the parking lot areas, the owners wish to minimize the lot size of proposed lot 2R, creating the need for several variances. Variances are requested to allow Lot 2R to have a 15 foot front setback, a 10 foot rear setback, to be less than 14,000 square feet in area and to have no public street frontage. Another variance is to extend the deferral of right-of-way dedication to meet the requirements of the Master Street Plan regarding Markham Street. On November 21, 2017, the Board of Directors passed Ordinance 21,510 deferring the dedication of right -of-way for 5 years, a future phase of development, on the property, the development of adjacent property, or until a project to improve West Markham Street adjacent to the property is proposed, whichever occurs first. No aspects of the physical development will change. B. EXISTING CONDITIONS: The 10+ acre C-3 zoned site contains a 123,880 square foot shopping center. A separate restaurant building is located at the east end to the site and the new Taco Bueno restaurant is located near the west end of the development. Commercial uses extend to the east. Roc k Creek is adjacent to the south of the site. Single family homes are located to the north, west and beyond Rock Creek 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 Pennbrook/Clover Hill Neighborhood Association. August 1, 2019 ITEM NO.: C (Cont.) FILE NO.: S-1312-B 3 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. John Barrow Rd 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. W. Markham St. is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 3. Show the floodplain and floodway delineation on the preliminary and final plat. The minimum Finish Floor elevation for future improvements of at least 1 ft. at or above the base flood elevation is required to be shown on plats and grading plans. 4. A substantial area of the site lies within the regulated floodway and floodplain of Rock Creek and Grassy Flats Creek. No future construction of any structures, improvements to the interior of the structures over 50% of the market value of the structure, parking areas, or placement of fill materials are allowed within the floodway. 5. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide drainage and access easement is required adjacent to the floodway boundary. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer Available to this site. Retain Sewer Easement(s) as platted . Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at this location. A three-phase overhead power line already exists on the north side of West Markham Street on the north side of this property. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. August 1, 2019 ITEM NO.: C (Cont.) FILE NO.: S-1312-B 4 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. Grade Maintain fire apparatus access roads as per Appendix D of the 201 2 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. August 1, 2019 ITEM NO.: C (Cont.) FILE NO.: S-1312-B 5 D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. August 1, 2019 ITEM NO.: C (Cont.) FILE NO.: S-1312-B 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. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arka nsas 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 comment received. County Planning: No comment received. F. BUILDING CODES/LANDSCAPE: Building Code: No comment. Landscape: 1. Any new site development must comply with the C ity’s minimal landscape and buffer ordinance requirements. 2. The replat of this property will not provide for the required perimeter landscape strips or plant materials. A City Beautiful Variance will be required. 3. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. August 1, 2019 ITEM NO.: C (Cont.) FILE NO.: S-1312-B 7 G. TRANSPORTATION/PLANNING: Rock Region Metro: We recommend sidewalks from the street to the businesses to allow pedestrians a safer way to cross the parking lot. Planning Division: No comment. H. SUBDIVISION COMMITTEE COMMENT: (April 3, 2019) The applicant was present. Staff presented the item and noted little additional information was needed. Staff stated language regarding the cross-parking and cross-access should be in the general notes as well as the amended bill of assurance. Public Works comments were noted. The applicant stated he would discuss the comments with public works staff. Comments from the other departments and reviewing agencies were noted. The applicant was advised to submit responses to staff issues by April 10, 2019. The committee determined there were no other issues and forwarded the item to the full commission. I. ANALYSIS: The impetus for this subdivision to create a separate parcel for one of the outbuildings is reasonable. The new FEMA maps have been adopted and all other comments have been sufficiently addressed. Under the new FEMA mapping, the property is no longer in the floodway. As the property is already developed, the requested variances are appropriate. The deferral of the right-of-way dedication is also reasonable and supported by staff. J. STAFF RECOMMENDATION: Staff recommends approval of the proposed plat and variances subject to compliance with the comments and conditions outlined in paragraphs D, E and F and the staff analysis in the agenda staff report. The deferral of right-of-way dedication for West Markham Street will require the approval of an ordinance to do such by the Board of Directors. August 1, 2019 ITEM NO.: C (Cont.) FILE NO.: S-1312-B 8 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 June 2019. There was no further discussion. The item was placed on the consent agenda and approved for deferral to the July 18, 2019 agenda. T he vote was 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (JULY 18, 2019) The applicants were not present. There were no registered objectors present. Sta ff informed the commission that the notice requirement had not been completed and the item needed to be deferred. There was no further discussion. The item was placed on the consent agenda and deferred to the August 1, 2019 agenda. The vote was 8 ayes, 0 noes and 3 absent. PLANNING COMMISSION ACTION: (AUGUST 1, 2019) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approve as outlined in the “staff recommendation “above. Staff noted the deferral of right-of-way dedication for West Markham Street had previously been approved by the Board of Directors (in conjunction with the site plan review). 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 8 ayes, 0 noes, 2 absent and 1 open position. August 1, 2019 ITEM NO.: D FILE NO.: Z-3451-D NAME: Bennett Davis Group Revised Short-form POD LOCATION: 1300 North Shackleford Road DEVELOPER: Bennett Davis Group-Michael Bennett P. O. Box 26415 Little Rock, AR 72211 OWNER/AUTHORIZED AGENT: Bennett Davis Group/Owner and Agent SURVEYOR/ENGINEER: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 4.9 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 4 PLANNING DISTRICT: 2 CENSUS TRACT: 22.09 CURRENT ZONING: POD, planned office development ALLOWED USES: Printing company and O-3, General Office District uses PROPOSED ZONING: Revised POD PROPOSED USE: Add an event center as an allowable use. VARIANCE/WAIVERS: Use of unpaved, graveled and non-graveled, overflow parking areas BACKGROUND: The building and property were previously occupied by a church and a daycare. In late 2015, the property was rezoned to POD to allow for use of the building for a printing, copying and graphic design business. O-3, general office district, permitted uses were August 1, 2019 ITEM NO.: D (Cont.) FILE NO.: Z-3451-D 2 approved as alternative uses. Business hours were approved as 8 am – 5 pm, Monday – Friday. No alternative operating hours were approved for any of the alternative uses. Signage was approved for wall signage on the front façade of the building, not to exceed 10% of the façade area, and a single ground-mounted sign not to exceed 6 feet in height and 64 square feet in area. In 2018, the applicant entered into an agreement with the Little Rock Bop Club, the Ballroom, Latin and Swing Social Dance Association and the Little Rock Country Dancers to allow them to use the former sanctuary space in the building as a dance facility. These dance clubs had previously been meeting in the Bess Chisum facility on West 12th Street. The sanctuary area has been converted into a competition level ballroom dance floor and reception area. The space represents approximately 4,500 square feet of the 12 – 15,000 square foot building. On November 1, 2018, the planning commission approved the applicant’s request to withdraw a PCD request to add an event center to allowed uses. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a revision to the approved POD zoning to allow for use of the former sanctuary space as an event center. Hours of operation are proposed as 7 am – midnight, seven days a week. No in-house alcohol sales are available. Guests desiring to serve alcohol at their event must gain prior approval from the venue staff. The venue is a tobacco-free venue. All catering is open- vendor and is the responsibility of the host client. The site contains paved parking area for 75 vehicles. The applicant is proposing to utilize unpaved areas off of the paved parking lots for overflow parking. B. EXISTING CONDITIONS: The site contains a 12 – 15,000 square foot building and paved parking. Single family residences are located to the south of the site. Duplex and single family homes are located across Shackleford Road to the east. Office uses are located to the north and west. Slightly farther to the north is the large area of mixed commercial zoning and uses, extending up to and along Rodney Parham road. C. NEIGHBORHOOD COMMENTS: Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Walnut Valley Neighborhood Association. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. N. Shackleford Rd. is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. August 1, 2019 ITEM NO.: D (Cont.) FILE NO.: Z-3451-D 3 2. Sidewalks with appropriate handicap ramps are required to be extended to the side property line in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 3. 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. 4. With the addition of a gravel parking lot, 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. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer Available to this site. FOG Analysis Required if food prep on site. Entergy: Entergy does not object to this proposal. There does not appear to be any conflicts with existing electrical utilities at this location. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comments received. AT & T: No comments received. Central Arkansas Water: NO OBJECTIONS; 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. August 1, 2019 ITEM NO.: D (Cont.) FILE NO.: Z-3451-D 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 dr iving 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 com ply with all of the following criteria: 1. Minimum gate width shall be 20 feet. August 1, 2019 ITEM NO.: D (Cont.) FILE NO.: Z-3451-D 5 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: Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments. Planning Division: This request is located Rodney Parham Planning District. The Land Use Plan shows Office (O) for this propert y. The office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as August 1, 2019 ITEM NO.: D (Cont.) FILE NO.: Z-3451-D 6 general offices which support more basic economic activities. The applicant has applied for a revision to an existing POD (Planned Office Development) to add an event center to the permitted uses in the existing building. Master Street Plan: East of the property is Shackleford Road and it is shown as a Collector Street on the Master Street Plan. 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 is a Class III Bike Route shown on Shackleford Road. 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 May 22, 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: (May 15, 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. Staff asked if the venue would be rented to any individual or group who may in turn host ticketed events such as concerts or ticketed (cover charge) parties. Staff asked the applicant to describe proposed security measures during the events. The applicant was advised to locate the dumpster and required screening on the site plan. Staff stated dumpster service hours should be limited to 7 am – 6 pm, Monday – Friday. Staff noted the variance to allow use of unimproved, unpaved overflow parking areas. Public Works comments were noted. Staff discussed the need to show the proposed location for stormwater detention facilities in compliance with the stormwater detention ordinance. Comments from the other departments and reviewing agencies were noted. The applicant was advised to respond to staff issues by May 22, 2019. The committee forwarded the item to the full commission. I. ANALYSIS: The POD zoned property at 1300 N. Shackleford Road is o ccupied by a 12 – 15,000 square foot building (former church) and paved parking for approximately 75 vehicles. In 2015, the property was zoned POD to allow for use of the building for a printing, copying and graphic design business. O -3, general office district, August 1, 2019 ITEM NO.: D (Cont.) FILE NO.: Z-3451-D 7 permitted uses were approved as alternative uses. Business hours were approved as 8 am – 5 pm, Monday – Friday. No alternative operating hours were approved for any of the alternative O-3 uses. The applicant is requesting approval of a revision to the POD to allow for use of the former sanctuary space (about 4,500 square feet) as an event center. Hours of operation are proposed as 7 am – midnight, seven days a week. No in-house alcohol sales are available. Guests desiring to serve alcohol at their event must gain prior approval from the venue staff. The venue is a tobacco -free venue. All catering is open-vendor and is the responsibility of the host client. In addition to the 75 space paved parking lots, the applicant is proposing two unpaved areas for overflow parking. The applicant submitted responses to issues raised at subdivision committee. A single ground-mounted sign is proposed for the site. The monument style sign appears to meet the office district standards of 6 -feet in height and 74 square feet in area. The applicant states the venue will not be rented to any individual or group who may in turn host ticketed events such as concerts or ticketed (cover charge) parties. Venue staff will be on hand during all events. The applicant has begun discussion with at least two local security providers in the event that a potential renter desires armed or unarmed security services. The applicant states, due to the limited size of the groups that meet their desired demographic, outside security will no t necessity be required. The dumpster location is shown at the back of the northern, unimproved overflow parking area. Stormwater detention plans were submitted to staff. While it appears the applicant has attempted to address many of the typical issues associated with event venues, staff still has concerns with this application. The site is directly adjacent to single family properties. Two family and single family properties are located across Shackleford. The event venue is proposed to have operating hours up to midnight seven days a week. The applicant is proposing to address potential parking issues by utilizing unpaved areas for overflow parking with no plans to properly develop the parking area to comply with code standards. Staff feels the proposed event center could negatively impact the adjacent and nearby residential properties. J. STAFF RECOMMENDATION: Staff recommends denial. August 1, 2019 ITEM NO.: D (Cont.) FILE NO.: Z-3451-D 8 PLANNING COMMISSION ACTION: (JUNE 6, 2019) The applicant was present. There were two registered objectors present. Staff informed the commission that the applicant had requested deferral of the item on June 6, 2019 to allow for time to meet with the neighbors and to address staff issues. There was no further discussion. A motion was made to waive the commission’s bylaws to accept the late deferral request. That motion was seconded and approved by a vote of 8 ayes, 0 noes and 3 absent. The item was then placed on the consent agenda and approved for deferral to the July 18, 2019 meeting. The vote was 8 ayes, 0 noes and 3 absent. PLANNING COMMISSION ACTION: (JULY 18, 2019) The applicants were not present. There were no registered objectors present. Staff informed the commission that the notice requirement had not been completed and the item needed to be deferred. There was no further discussion. The item was placed on the consent agenda and deferred to the August 1, 2019 agenda. The vote was 8 ayes, 0 noes and 3 absent. PLANNING COMMISSION ACTION: (AUGUST 1, 2019) The applicant was present. There were several persons present registered in support of the item. There were three persons present registered in opposition. Four e -mails of opposition had been received by staff and forwarded to the commissioners. The chairman noted here were only eight commissioners present and offered the applicant an opportunity to defer to the next agenda. The applicant stated he would take the deferral. There was no further discussion. A motion was made to defer the item to the September 12, 2019 agenda. The motion was seconded and approved by a vote of 8 ayes, 0 noes, 2 absent and 1 open position. August 1, 2019 ITEM NO.: E FILE NO.: Z-9418 NAME: Sunset Terrace Long-form PRD LOCATION: 2800 Battery Street DEVELOPER: Gorman and Company 200 N. Main Street Oregon, WI 53575 (352) 327-2815 Metropolitan Housing Alliance 100 Arch Street Little Rock, AR 72201 OWNER/AUTHORIZED AGENT: Metropolitan Housing Alliance/Owner Fennell Purifoy/Authorized Agent SURVEYOR/ENGINEER: Fennell Purifoy, Architects 100 Morgan Keegan Drive, Suite 320 Little Rock, AR 72202 Blew & Associates, Engineers and Land Surveyors 3825 N. Shiloh Drive Fayetteville, AR 72703 McGetrick & McGetrick, Engineers and Surveyors 11601 Bass Pro Parkway Little Rock, AR 72210 AREA: 9.22 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 11 CURRENT ZONING: R-4 August 1, 2019 ITEM NO.: E (Cont.) FILE NO.: Z-9418 2 ALLOWED USES: Two-family residential; non-conforming multi-family development PROPOSED ZONING: PRD PROPOSED USE: Multi-family; redevelopment of existing residential housing development VARIANCE/WAIVERS: None requested. BACKGROUND: Sunset Terrace is a 74 unit public housing project constructed in the 1940’s which is owned and operated by the Metropolitan Housing Alliance (LR Housing Authority). It contains units ranging in size from 1 bedroom to 5 bedrooms. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicants are requesting approval of PRD zoning to allow for redevelopment of Sunset Terrace, The proposal i s to remove the existing structures down to the foundations. The existing structural foundations will be reused (repaired as needed). The new structures will have fiber cement and brick exteriors, asphalt shingled roofs, updated interiors and fixtures and HVAC units. Additional building bump outs will be added to each to increase the bedroom sizes to meet ADFA bedroom square footage standards. The total number of units will not change. Since the existing foundations are being used as the basis of the redevelopment, the overall site development will remain fairly consistent with what is on the site. Some additional parking and upgraded landscaping will be added. On-site parking will be increased from 53 spaces to 72. A new, laundry building will be added near the management building. B. EXISTING CONDITIONS: The site contains 38 one story, residential structures containing 74 dwelling units. There is parking for 53 vehicles located within the site. The State Livestock and Fairgrounds property is located to the west. Single family properties are located to the south, east and north. C. NEIGHBORHOOD COMMENTS: Notice of the public hearing was sent to all owners of properties located within 200 feet of the site, the South End Neighborhood Association, the South End Coalition and the South End NBDH Developers. August 1, 2019 ITEM NO.: E (Cont.) FILE NO.: Z-9418 3 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 feet radial dedication of right-of-way is required at the intersection of Schiller Street and 27th Street. 2. A 20 feet radial dedication of right-of-way is required at the intersection of Schiller Street and 29th Street. 3. A 20 feet radial dedication of right-of-way is required at the intersection of Battery Street and 27th Street. 4. A 20 feet radial dedication of right-of-way is required at the intersection of Battery Street and 29th Street. 5. Consideration should be given for the installation of additional curb and gutter on the private streets within the development to prevent stormwater flows from running across properties. 6. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged, missing, and not in compliance with ADA recommendations in the public right-of-way prior to occupancy. Steps in the sidewalk within the public right-of-way should be removed. Access ramps should be installed at the intersections of Schiller Street and 27th Street and Schiller Street and 29th Street. Ramps should also be installed at the intersections of 27th St reet and Summit Street and the unnamed private street. Access ramps should be installed at the intersection of Battery Street and 29th Street. Ramps should also be installed at the intersections of 29th Street and Summit Street. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Private Sewer shall be evaluated and renewed as required. Entergy: Entergy does not object to this proposal. There does not appear to be any conflicts with existing electrical utilities at this location. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comments received. AT & T: No comments received. August 1, 2019 ITEM NO.: E (Cont.) FILE NO.: Z-9418 4 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. 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 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. August 1, 2019 ITEM NO.: E (Cont.) FILE NO.: Z-9418 5 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 road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: August 1, 2019 ITEM NO.: E (Cont.) FILE NO.: Z-9418 6 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. One- or Two-Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 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 August 1, 2019 ITEM NO.: E (Cont.) FILE NO.: Z-9418 7 (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: Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. 2. Any exiting landscape or irrigation disturbed by construction shall be repaired or replaced before a certificate of occupancy can be obtained. 3. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments. Planning Division: This request is located in Central City Planning District. The Land Use Plan shows Residential High Density (RH) for this property. The Residential High Density category accommodates residential development of more than twelve (12) dwelling units per acre. The applicant has applied for a rezoning from R4 (Singe Family District) to PRD (Planned Residential Development) to the existing Sunset Terrace development and allow for some improvements (no change in use proposed). Master Street Plan: The property is surrounded by 27th Street, 28th Street, S. Schiller and S. Battery Streets and they are shown as a Local Street on the Master Street Plan. The primary function of Local Streets is to provide access to adjacent properties. Local Streets that are abutted by non -residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. These street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. August 1, 2019 ITEM NO.: E (Cont.) FILE NO.: Z-9418 8 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 May 22, 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: (May 15, 2019) The applicant was present. Staff presented the item and noted little additional information was needed. Staff noted the variance to allow parking which backs into the street. It was noted the existing parking did that. Public Works comments were noted. Staff noted the requirement for radial right of way dedication at the intersections. Staff also noted the steps in the sidewalk within the public right of way should be removed and ADA compliant access ramps should be installed as noted in their comments. Comments from the other departments and reviewing agencies were noted. The applicant was advised to respond to staff issues by May 22, 2019. The committee forwarded the item to the full commission. I. ANALYSIS: The applicants are requesting approval of PRD zoning to allow fo r redevelopment of Sunset Terrace, a 74 unit public housing project constructed in the 1940’s. A new, laundry building will be constructed near the management building. Otherwise, the number of buildings and dwelling units will not change. The applicant responded to the issues raised at subdivision committee. The steps in the sidewalls in the public right-of-way will be removed. Right-of-way will be dedicated at the intersections. A six-foot tall, ornamental metal fence will be erected along some of the perimeters of the site. The site will not be gated nor totally enclosed by the fencing. A single ground-mounted sign will be located near the management office. To staff’s knowledge, there are no outstanding issues. J. STAFF RECOMMENDATION: Staff recommends approval of the 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. August 1, 2019 ITEM NO.: E (Cont.) FILE NO.: Z-9418 9 Staff recommends approval of the requested variance to allow the parking to back into the street as shown. PLANNING COMMISSION ACTION: (JUNE 6, 2019) The applicant was present. There were no persons present registered in opposition. Staff informed the commission that the applicant had requested deferral of the item on June 6, 2019 to allow time to address some technical issues. There was no further discussion. A motion was made to waive the commission’s bylaws to accept the late deferral request. That motion was seconded and approved by a vote of 8 ayes, 0 noes and 3 absent. The item was then placed on the consent agenda and approved for deferral to the July 18, 2019 meeting. The vote was 8 ayes, 0 noes and 3 absent. PLANNING COMMISSION ACTION: (JULY 18, 2019) The applicants were not present. There were no registere d objectors present. Staff informed the commission that the notice requirement had not been completed and the item needed to be deferred. There was no further discussion. The item was placed on the consent agenda and deferred to the August 1, 2019 agend a. The vote was 8 ayes, 0 noes and 3 absent. PLANNING COMMISSION ACTION: (AUGUST 1, 2019) The applicants were present. There were several interested persons present but none had registered as either in support or in opposition to the item. Staff informed the commission that they had met with the City Attorney’s office and it had been determined that the Metropolitan Housing Alliance (Housing Authority) is to be treated as a quasi-political subdivision of the State of Arkansas. Therefore, no zoning action is needed. Staff recommended withdrawal of the item. There was no further discussion. The item was placed on the consent agenda and approved for withdrawal. The vote was 8 ayes, 0 noes, 2 absent and 1 open position. August 1, 2019 ITEM NO.: 1 FILE NO.: Z-9433 Name: Jackson Day Care Family Home – Special Use Permit Location: 2409 Johnson Street Owner/Applicant: Shanica Jackson Proposal: A Special Use Permit is requested to allow a daycare family home on the R-3 zoned property located at 2409 Johnson Street. STAFF UPDATE: On July 12, 2019 the applicant submitted a letter to staff requesting this application be withdrawn. Staff supports the withdrawal request. PLANNING COMMISSION ACTION: (AUGUST 1, 2019) Staff informed the Commission that the applicant submitted a letter to staff on July 12, 2019 requesting this application be withdrawn. Staff supported the withdrawal request. The item was placed on the consent agenda and withdrawn. The vote was 8 ayes, 0 noes, 2 absent and 1 open position. August 1, 2019 ITEM NO.: 2 FILE NO.: Z-3206-B Owner: Vogel-Hughes-Jones Partnership Applicant: Tim Daters Location: North side of Kanis Road, approximately 800 feet west of S. Shackleford Road Area: 5.65 Acres Request: Rezone from C-2 to C-3 Purpose: Future commercial development Existing Use: Undeveloped SURROUNDING LAND USE AND ZONING North – Office uses; zoned C-3 South – Church and two (2) single family residential structures (across Kanis Road); zoned R-2 East – Hotel; zoned PCD West – Undeveloped property; zoned PCD A. PUBLIC WORKS COMMENTS: 1. Due to the proposed use of the property, the Master Street Plan specifies that Mason Road for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. A 20 feet radial dedication of right-of-way is required at the intersection of Kanis Road and Mason Road. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a Rock Region Metro bus route. Route #3 (Baptist Medical Center Route) runs along Kanis Road to the east. August 1, 2019 ITEM NO.: 2 (Cont.) FILE NO.: Z-3206-B 2 C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site and the John Barrow Neighborhood Association were notified of the public hearing. D. LAND USE ELEMENT: Planning Division: This request is located in I-430 Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from C-2, Shopping Center District to C-3, General Commercial District to allow for future commercial development of the site. Master Street Plan: To the south of the property is Kanis Road and it is a Minor Arterial Road 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: There are no bike routes shown in the immediate vicinity. E. STAFF ANALYSIS: Vogel-Hughes-Jones Partnership, owner of the 5.65 acre property located on the north side of Kanis Road, approximately 800 feet west of S. Shackleford Road, is requesting to rezone the property from “C-2” Shopping Center District to “C-3” General Commercial District. The applicant is requesting C-3 zoning for future commercial development. The property is currently undeveloped and mostly wooded. The property is located in an area of mixed uses and zoning. An office park development (zoned O-3) is located to the north. A church, two (2) single family residential structures and mixed commercial/office uses are located across Kanis Road to the south. Two (2) hotels are located to the east. Undeveloped PCD and R -2 zoned properties are located to the west, with mixed office and commercial uses further west. The City’s Future Land Use Plan designates this property as “C” (Commercial). The requested C-3 zoning does not require a change to the plan. August 1, 2019 ITEM NO.: 2 (Cont.) FILE NO.: Z-3206-B 3 Staff is supportive of the requested C-3 rezoning. Staff views the request as reasonable. The property is located in an area of mixed commercial and office zoning and uses. The properties to the east along the north side of Kanis Road contain hotel uses which are zoned PCD and C-3. Additional C-3, C-2 and PCD zonings are located in this general area. The proposed C-3 zoning represents a continuation of the existing zoning pattern in this general area. Staff believes the rezoning of this property to C-3 will have no adverse impact on the adjacent properties or the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested C-3 rezoning. PLANNING COMMISSION ACTION: (AUGUST 1, 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 8 ayes, 0 noes, 2 absent and 1 open position. August 1, 2019 ITEM NO.: 3 FILE NO.: LU19-20-01 Name: Land Use Plan Amendment – Pinnacle Planning District Location: 6500 Divide Parkway Request: RL, Residential Low Density to RH, Residential High Density Source: Brian Dale, White Daters Associates PROPOSAL / REQUEST: Land Use Plan amendment in the Pinnacle Planning District from RL, Residential Low Density to RH, Residential High Density. RH, Residential High Density accommodates residential development of more than twelve (12) dwelling units per acre. The application is related to an accompanying request to re-zone the area from R-2 Single- Family district to MF-18, Multifamily 18-Units per acre for future development. EXISTING LAND USE AND ZONING: The property is vacant and wooded currently zoned R -2, Single-Family District and is 12.5 acres ± in size. To the north and east is R-2 Single-Family District zoned land which is undeveloped and wooded. To the south is MF-18, Multifamily 18-units per acre land that is developed with an apartment complex. To the south and west is MF-12, Multifamily 12-units per acre zoned land that is undeveloped and wooded. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: The property is currently shown as Residential Low density (RL) on the plan, currently vacant and wooded land and is 12.5 acres ± in size. North of the property is The Divid e parkway, it is Residential Low (RL) on the plan and vacant. South of the property is Residential High (RH) and is Chenal Pointe at the Divide apartments. East of the property is Residential Low density (RL) on the plan and vacant and wooded. A portion of this RL area is owned by Little Rock Christian Academic INC. West of the property is shown as Residential Medium (RM) and vacant and wooded. MASTER STREET PLAN: The Divide Parkway is shown as a Collector on the Master Street Plan. The primary function of a Collector Street 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. August 1, 2019 ITEM NO.: 3 (Cont.) FILE NO.: LU19-20-01 2 BICYCLE PLAN: There are no bike routes shown in the immediate vicinity. PARKS: There are no public parks shown in the immediate vicinity. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. ANALYSIS: The property requesting the Land Use Plan change is north of the continuation of Divide Parkway, northeast of Chenal Parkway. It is currently shown as Residential Low (RL) on Land Use Plan. The request is to amend ±12.5 acres of Residential Low (RL) use to Residential High (RH) use. To the north and east of the subject property are currently vacant, wooded Residential Low (RL) land and zoned R-2, Single Family. To the west there is vacant Residential Medium (RM) undeveloped land. It is zoned as MF12, Multifamily 12-Units per acre. RL shown land continues north to the Arkansas River on the Plan. South and West of the RM area is Office (O) and Residential High (RH) area along Chenal Parkway. The Residential High (RH) land is developed and the office areas are vacant. To the south of these office areas on Highway 300 there is Public Institution (PI) which is currently a church zoned R-2 (Single Family). To the east of this church, along Cantrell Road between Highway 300 and Chenal Parkway Road there is mostly vacant commercial land. This vacant commercial area is part of the Commercial Node at the Cantrell Road & Chenal Parkway Intersection. Also in this Node is a Walmart to southeast of this intersection with two vacant lots, and bank. Northwest of this intersection is a gas station, a fast food restaurant, and an automobile service. Northeast of this intersection there are an electric substation, and vacant commercial lot to Little Rock Christian Academy lot. The Node is meant to serve the retail and business needs of the general area. There are 6 existing apartment complexes within a mile and a half. The property is adjacent to the south is an existing Residential High Density area with an apartment complex. There are other nearby Residential High developed areas. One is north of Chenal Parkway and east of the Divide Parkway with two apartment complexes. North of Chenonceau Boulevard between Cantrell Road and Chenal Parkway is an existing August 1, 2019 ITEM NO.: 3 (Cont.) FILE NO.: LU19-20-01 3 apartment complex shown as RH, and at the north -end of Chenonceau Boulevard north of Cantrell Road are two apartment complexes shown as RH on the plan. There are two undeveloped Residential High (RH) Density areas around 1.5 mile of the request site. One is south of the Chenal Parkway & Chenonceau Boulevard intersection. Even though it is shown as Residential High (RH) on the Land Use Plan, its zoning is MF6, Multifamily 6-Units per acre. MF6 zoning classification is compatible with RL (Residential Low). The other area at the north end Valley Ranch Drive, north of Cantrell Road. It is shown as Residential High (RH) on the Land Use Plan and its zoning is MF12, Multifamily 12-Units per acre. MF12 zoning classification is compatible with Residential Medium (RM) use on the Land Use Plan. Both are more likely to develop at densities less than RH. The proposed change to the Land Use Plan does not create a new Land Use area for Residential High area. It is expansion of an existing developed Residential High area. The applicant, owner, is proposing to use the Divide Parkway as the density change line. With this amendment all the land south of the Divide Parkway will be the higher density residential and serve as a transition from the Commercial Node at Chenal Parkway-Cantrell road to the lower density residential further to the north. NEIGHBORHOOD COMMENTS: Staff has received no comments from area residents. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. PLANNING COMMISSION ACTION: (AUGUST 1, 2019) The item was placed on the consent agenda for approval. By a vote of 8 for, 0 against, 2 absent and 1 open position the consent agenda was approved. August 1, 2019 ITEM NO.: 3.1 FILE NO.: Z-9434 Owner: PDC, LLC Applicant: Brian Dale and Antwan D. Phillips Location: Northwest end of The Divide Parkway (6500 The Divide Parkway) Area: 12.59 Acres Request: Rezone from R-2 to MF-18 Purpose: Future multifamily development Existing Use: Undeveloped SURROUNDING LAND USE AND ZONING North – Undeveloped property; zoned R-2 South – Multifamily development; zoned MF-18 East – Undeveloped property; zoned R-2 West – Undeveloped property and multifamily development; zoned MF-12, MF-18, O-3 and R-2 A. PUBLIC WORKS COMMENTS: 1. At the time the right-of-way is dedicated, due to the proposed use of the property, the Master Street Plan specifies that The Divide Parkway for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline or 60 ft. of total right-of-way. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on Rock Region Metro bus route. C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site and the Coalition of West Little Rock Neighborhoods was notified of the public hearing. August 1, 2019 ITEM NO.: 3.1 (Cont.) FILE NO.: Z-9434 2 D. LAND USE ELEMENT: Planning Division: This request is located in Pinnacle Planning District. The Land Use Plan shows Residential Low Density (RL ) for this property. The Residential Low 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 MF-18, Multifamily 18-units per acre to allow the future development of the site for multifamily use. The applicant has filed a Land Use Plan amendment on this same agenda to change the area to Residential High Density (RH). Master Street Plan: To the north of the property is the proposed extension of The Divide Parkway which 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. E. STAFF ANALYSIS: PDC, LLC, owner of the 12.59 acre property located at the northwest end of The Divide Parkway (6500 The Divide Parkway), is requesting to rezone the property from “R-2” Single Family District to “MF-18” Multifamily District. The applicant is requesting MF-18 zoning to allow a future multifamily development . The property is currently undeveloped and mostly wooded. The property is located in an area of mixed uses and zoning, north of The Chenal Parkway/Highway 10 intersection. Undeveloped R-2 zoned property and a Little Rock Water Reclamation Authority facility are located to the north. A multifamily development, mini-warehouse development and undeveloped O-3 and C-3 zoned property are located to the south. Undeveloped MF-12 and O-3 zoned properties, a multifamily development and single family residences are located to the west. Undeveloped R-2 zoned property and a major powerline easement are located to the east. The City’s Future Land Use Plan designates this property as “RL” (Residential Low Density). The applicant has filed a land use plan amendment application to change the designation of this property to “RH” (Residential High Density). The proposed land use plan amendment is a separate item on this agenda. August 1, 2019 ITEM NO.: 3.1 (Cont.) FILE NO.: Z-9434 3 Staff is supportive of the requested MF-18 rezoning. Staff views the request as reasonable. The property is located in an area which includes multifamily developments and zoning. A multifamily development is located immediately to the south at 6400-6426 The Divide Parkway (Chenal Pointe at the Divide). Two (2) additional multifamily developments (Chapel Ridge at Chenal and the Easter Seals’ Armistead Village) are located on MF-18 zoned property to the southwest, along Chenal Parkway. Undeveloped MF-12 zoned property is located between the developments to the southwest and the subject property. Staff feels that the proposed MF-18 zoning represents a continuation of the zoning pattern in this area. Staff believes the rezoning of this property to MF-18 will have no adverse impact on the adjacent properties or the general area . F. STAFF RECOMMENDATION: Staff recommends approval of the requested MF-18 rezoning. PLANNING COMMISSION ACTION: (AUGUST 1, 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 8 ayes, 0 noes, 2 absent and 1 open position. August 1, 2019 ITEM NO.: 4 FILE NO.: LU19-11-01 Name: Land Use Plan Amendment – I-430 Planning District Location: Southwest Corner Kanis RD AND Centerview Drive Request: Office (O) to Commercial (C) Source: Tim Daters, White Daters and Associates PROPOSAL / REQUEST: Land Use Plan amendment in the I-430 Planning District from O, Office to C, Commercial. Commercial includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The request is to allow for future commercial development on the site. EXISTING LAND USE AND ZONING: The property is undeveloped and wooded currently zoned O -3, General Office District and is 2.2 acres ± in size. North are several Planned Office Districts both developed and undeveloped. To south and west are also Planned Office Districts with office uses. Further to the west is Planned Commercial Districts developed and C-3, General Commercial District and O-3, General Office District land undeveloped. To the east is a Planned Commercial District which is undeveloped, then O-1 Quiet office and R-2 Single Family District land FUTURE LAND USE PLAN AND RECENT AMENDMENTS: The property is currently shown as Office (O) on the plan, it is vacant, wooded land and, 2.29 acres ± in size. North of the property is Embassy Suite Drive, it is Office (O) on the plan and a single family house and vacant land. South of the property is Office (O) and is the Arkansas Prostate Cancer Center. East of the property is Office (O) and vacant. West of the property is shown as Office (O) and it is occupied by serval businesses; an unoccupied office building College Hunks Moving, and Cross Fit. On March 2, 1999, by ordinance number 17951, a change was made from SO to O to the south of Kanis Road and to the west of Centerview Drive. MASTER STREET PLAN: Kanis Road is along the north boundary and shown as a Minor Arterial on the Master Street Plan. Centerview Drive is along the eastern boundary and shown as a Collector on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short August 1, 2019 ITEM NO.: 4 (Cont.) FILE NO.: LU19-11-01 2 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. The primary function of a Collector Street 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 III bikeway is shown between Executive Center Drive and Kanis Road along Centerview Drive. A Class III Bike Route is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. PARKS: There are no public parks shown in the immediate vicinity. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. ANALYSIS: The property requesting the Land Use Plan change is southwest of intersection of Kanis Road and Centerview Drive. It is currently shown as Office on Land Use Plan. The request is to amend +2.2 acres of Office to Commercial. The site is within a prominent business center near the intersection of two Interstates. Much of the retail and commercial is in the northern quadrants along Markham and Chenal Parkway. As well as the Kanis-Shackleford Roads and Kanis-Bowman Roads Intersections. Large office areas are along Markham west of I-430, and Kanis Road south I-630. West of I-430 along Kanis Road is mostly medical related office associated with Baptist Hospital. East of I-430 is an area built as an Office Park with additional office uses surrounding it. To the north and south of the subject property are currently mostly occupied Office uses. To the east there is an available +3.5 acres undeveloped office land. In addition to this office area to the west of the property, (east of Bowman Road) there are available Office and Commercial land both to the north and south of Kanis Road within the Mixed Office and Commercial (MOC) shown areas on the Plan. August 1, 2019 ITEM NO.: 4 (Cont.) FILE NO.: LU19-11-01 3 There are two commercial nodes at the arterial intersections to the west and east. To the west is the Bowman and Kanis Road intersection with a beverage shop, a Goodwill Donation Center, a strip mall to the northeast, and a big box retail shop (Lowe’s) to the northwest of this intersection. To the east is Shackelford and Kanis Road intersection with a gas station to the southwest, a bank, some restaurants to the southeast, a hotel and a retail to the northwest, and Arkansas Farm Bureau to the northeast of this intersection. The proposed Commercial use is to the southwest of Centerview Drive/Kanis Road intersection which is a potential commercial node with an undeveloped Planned Commercial Districts (PCD) to the southeast, and an undeveloped Planned Office District (POD) to the north of the same intersection. The total undeveloped Commercial land between Bowman and Shackleford Roads in that area is approximately +12 acres and these properties are zoned as C-2. These available vacant commercial areas are to the northwest and southwest of the Kanis and Shackleford Roads intersection. There is one commercial area zoned General Commercial (C-3) and it is +2 acres in +13 acres of Mixed Office and Commercial land (MOC), as mentioned previously, southeast of Bowman & Kanis Roads. In this MOC shown a rea the remaining +11 acres is zoned as General Office (O-3). The available undeveloped Office area on the land use map in the same vicinity is approximately +18 acres including the amendment requested area. Two areas are northeast and northwest of Embassy Suites Drive & Kanis Road north of the site, and another is adjacent to the east of the amendment requested property. The available vacant Office area and General Office (O-3) zoned areas are more than the available Commercial area or General Commercial (C-3) zoned areas both on the Land Use plan and Zoning Map. The proposed change to the Land Use Plan would create a new area on the Plan which complies with the potential commercial node at the amendment requested intersection. There has been limited to no commercial or office development along Kanis Road which has remained a two-lane rural road. The city has begun a public project to widen Kanis Road to Arterial standards, and the intersection which the amendment requested to the southwest of it will be a signalized one. NEIGHBORHOOD COMMENTS: Notices were sent to the John Barrow Neighborhood Association. Staff has received no comments from area residents and neighborhood association. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. August 1, 2019 ITEM NO.: 4 (Cont.) FILE NO.: LU19-11-01 4 PLANNING COMMISSION ACTION: (AUGUST 1, 2019) The item was placed on the consent agenda for approval. By a vote of 8 for, 0 against, 2 absent and 1 open position the consent agenda was approved. August 1, 2019 ITEM NO.: 4.1 FILE NO.: Z-9435 Owner: Capital Properties Et Al Applicant: Tim Daters Location: Southwest corner of Kanis Road and Centerview Drive Area: 2.2098 Acres Request: Rezone from O-3 to C-3 Purpose: Future commercial development Existing Use: Undeveloped SURROUNDING LAND USE AND ZONING North – Single family residential structure and office (across Kanis Road); zoned R-2 and POD South – Medical clinic; zoned POD East – Undeveloped property (across Centerview Drive); zoned PCD West – Office and commercial uses; zoned POD, PCD and PD-C A. PUBLIC WORKS COMMENTS: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. A 40 feet radial dedication of right-of-way is required at the intersection of Kanis Road and Centerview Drive. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a Rock Region Metro bus route. Route #3 (Baptist Medical Center Route) runs along Kanis Road further to the east. August 1, 2019 ITEM NO.: 4.1 (Cont.) FILE NO.: Z-9435 2 C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site and the John Barrow Neighborhood Association were notified of the public hearing. D. LAND USE ELEMENT: Planning Division: This request is located in I-430 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 O-3, General Office District to C-3, General Commercial District to allow for future commercial development of the site. The applicant has filed a Land Use Plan amendment on this same agenda to change the area to Commercial (C). Master Street Plan: Kanis Road is along the north boundary and shown as a Minor Arterial on the Master Street Plan. Centerview Drive is along the eastern boundary and shown as a Collector 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. The primary function of a Collector Street 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 III bikeway is shown along Centerview Drive. These bike routes require no additional right-of-way, but either a sign or pavement marking to identify and direct the route. E. STAFF ANALYSIS: Capital Properties Et Al, owner of the 2.2098 acre property located at the southwest corner of Kanis Road and Centerview Drive, is requesting to rezone the property from “O-3” General Office District to “C-3” General Commercial District. The applicant is requesting C-3 zoning for future commercial development. The property is currently undeveloped and mostly wooded. The property is located in an area of mixed uses and zoning. A single family residence and mixed office and commercial uses are located to the north between Kanis Road and Financial Centre Parkway. A medical clinic and office uses are located to the south. Mixed office and commercial uses (zoned POD, PD-C and PCD) are August 1, 2019 ITEM NO.: 4.1 (Cont.) FILE NO.: Z-9435 3 located to the west. Undeveloped property and mixed office and commercial uses, including a church, are located to the east on properties zoned PCD, C -2, O-1, O-3 and R-2. The City’s Future Land Use Plan designates this property as “O” (Office). The applicant has filed a land use plan amendment application to change the designation of this property to “C” (Commercial). The proposed land use plan amendment is a separate item on this agenda. Staff is supportive of the requested C-3 rezoning. Staff views the request as reasonable. The property is located in an area of mixed commercial and office uses and zoning along Kanis Road. The property is located at a Minor Arterial/Collector Street intersection. Kanis Road is currently being constructed to a five (5) lane roadway adjacent to this property. This will be a signalized intersection when the construction is complete. Additionally, the southeast corner of this intersection is zoned commercial (PCD). Given this current situation, staff feels that C-3 zoning for this property is appropriate. Staff believes the rezoning of this property to C-3 will have no adverse impact on the adjacent properties or the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested C-3 rezoning. PLANNING COMMISSION ACTION: (AUGUST 1, 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 8 ayes, 0 noes, 2 absent and 1 open position. August 1, 2019 ITEM NO.: 5 FILE NO.: Z-2333-B NAME: Ellis Duplex and Accessory Dwelling – Revised Conditional Use Permit LOCATION: 900 West 15th Street OWNER/APPLICANT: Darrell Ellis/Terrell Lherisse PROPOSAL: A revised conditional use permit is requested to allow a building addition to a studio apartment which was previously approved as part of a three (3) unit residential development on this O-3 zoned property. 1. SITE LOCATION: The property is located on the northwest corner of West 15th and Izard Streets. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area of mixed zoning and uses. Single family homes on O-3 and C-3 zoned properties are adjacent to the north. Vacant R-4 property is located across Izard Street to the east. Two vacant- boarded residential structures and a bail bonds office are located on the R-4 and C-3 properties across the alley to the west. A vacant, C-3 zoned block owned by Philander Smith College is located across West 15th Street to the south. Just beyond that, two blocks of Philander Smith student housing are located on R-6 property. The proposed use is compatible with uses in the area. No change is proposed from how the property has been used for many years. Notice of the public hearing was sent to the Downtown Neighborhood Association. 3. ON SITE DRIVES AND PARKING: Multifamily requires 1.5 parking spaces per unit. This three -unit development requires 4.5 spaces. A concrete driveway and carport provide two stacked spaces adjacent to the duplex. There is space for a parking space adjacent to the studio apartment, off of the alley. On-street parking is available on 15th and Izard Streets. 4. SCREENING AND BUFFERS: No comments. August 1, 2019 ITEM NO.: 5 (Cont.) FILE NO.: Z-2333-B 2 5. PUBLIC W ORKS: 1. A 20 feet radial dedication of right-of-way is required at the intersection of Izard Street and W. 15th Street. 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation Authority: Sewer Available to this site. Entergy: No comments received. Centerpoint Energy: No comments received. AT&T: No comment 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. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Building Codes: Duplex Construction requires 1-hour fire separation between units with 1 hour smoke separation in the attic space and between any garage or carport and living space. August 1, 2019 ITEM NO.: 5 (Cont.) FILE NO.: Z-2333-B 3 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Planning Division: No comments. Rock Region METRO: No comments received. SUBDIVISION COMMITTEE COMMENT: (JULY 10, 2019) Terrell Lherisse was present, representing the application. Staff presented the application, noting that the only outstanding issue was that the applicant needed to request a variance for a reduced side setback for the proposed building addition. Mr. Lherisse noted that the variance would be requested. There being no further issues for discussion, the Committee forwarded the application to the full Commission for resolution. STAFF ANALYSIS: The O-3 zoned property located at 900 West 15th Street is occupied by a duplex residential structure and a detached structure containing a studio apartment . The office zoning was established under the Dunbar Urban Renewal zoning plan (E-1). Multifamily was an allowable use in the E-1 district. Under the current ordinance, O-3 allows multifamily as a conditional use (as per the R-5 district). Lots up to 10,000 square feet in area are required to provide 2,500 square feet of land area per dwelling. This 7,560 square feet lot allows up to 3 units. On October 4, 2018 the Planning Commission approved a conditional use permit, bringing the 3-unit property into compliance with current code. The applicant is now requesting a minor revision to the previously approved conditional use permit site plan. The applicant proposes to make a small bedroom/covered porch addition to the existing studio apartment building, as noted on the attached site plan. The proposed addition will be 15 feet – 3 inches by 26 feet – 10 inches in area. The proposed addition will have a setback of 6.2 feet to 6.8 feet from the south street side property line. Section 36-281 (d) (2) of the City’s Zoning Ordinance requires a minimum side setback of 10 feet for this O-3 zoned lot. Therefore, the applicant is requesting a variance to allow the addition with a reduced side setback of 6.2 to 6.8 feet. Staff is supportive of the requested variance. To staff’s knowledge, there are no outstanding issues. The applicant is proposing only a minor change to the previously approved conditional use permit site plan. No changes in use are proposed to the previous approval. The property has August 1, 2019 ITEM NO.: 5 (Cont.) FILE NO.: Z-2333-B 4 existed in its current configuration for many years. The use is compatible with uses and zoning in the area. There is sufficient on-street parking to accommodate the parking spaces not provided on site. The plat/bill of assurance for the Original City of Little Rock does not address use issues. STAFF RECOMMENDATION: Staff recommends approval of the requested revised CUP and setback variance subject to compliance with the comments and conditions outlined in Sections 5 and 6 of the agenda staff report. PLANNING COMMISSION ACTION: (AUGUST 1, 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 8 ayes, 0 noes, 2 absent and 1 open position. August 1, 2019 ITEM NO.: 6 FILE NO.: Z-9153-A NAME: Heltz Accessory Dwelling – Conditional Use Permit LOCATION: 19430 Lawson Road OWNER/APPLICANT: Dallas and Candice Heltz PROPOSAL: A conditional use permit is requested to allow a multisectional manufactured home as an accessory dwelling on the R-2 zoned property located at 19430 Colonel Glenn Road. 1. SITE LOCATION: The site is located on the north side of Lawson Road, east of Beauchamp Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area primarily zoned R-2, with a mixture of single family residences, including older mobile homes and manufactured homes. There is a PD-C zoned property to the southeast which contains a contractor maintenance yard type use. A commercial building and a church are located to the south along Lawson Road. The proposed manufactured home to be used as an accessory dwelling should be compatible with the area. All owners of property located within 200 feet of the site and the SWLR United for Progress and Citizens of West Pulaski County Neighborhood Associations were notified of the public hearing. 3. ON SITE DRIVES AND PARKING: A 30 foot wide access easement from Lawson Road serves as access to the property, with a gravel driveway to the existing residence. A gravel driveway will extend from the existing driveway to the proposed accessory dwelling. One (1) parking space is required for each single family dwelling. Ample parking will exist to serve both dwellings. 4. SCREENING AND BUFFERS: No Comments. August 1, 2019 ITEM NO.: 6 (Cont.) FILE NO.: Z-9153-A 2 5. PUBLIC WORKS: No Comments. 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation Authority: Outside Service Boundary - No Comment. Entergy: No comments received. Centerpoint Energy: No comment 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. County Planning: Approved as submitted. 7. TRANSPORTATION/PLANNING: County Planning: Approved as submitted. Rock Region METRO: No comments received. Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT: (JULY 10, 2019) Dallas Heltz was present, representing the application. Staff presented the application, noting that some additional information was needed . In response to questions from staff, Mr. Heltz noted that the accessory dwelling would be for family members only and would have separate utilities due to its distance from the principal structure. Mr. Heltz also noted that one (1) of the dwellings would be occupied by the landowner. After the discussion, the Committee forwarded the application to the full Commission for resolution. August 1, 2019 ITEM NO.: 6 (Cont.) FILE NO.: Z-9153-A 3 STAFF ANALYSIS: The applicant is requesting approval of a conditional use permit to allow placement of a multisectional manufactured home to serve as an accessory dwelling on this R-2 zoned property. The property contains 6.31 acres, with a 1,710 square foot single family residence located within the south half of the property. A 30 foot wide access easement from Lawson Road serves as access to the property. A gravel drive leads from the access easement to the residence. The applicant proposes to place a 30 foot by 54 foot (1,600 square feet) multisectional manufactured home at the northwest corner of the property. The proposed manufactured home will be located over 50 feet from any property line. A gravel driveway will extend from the existing driveway to the accessory dwelling. Parking will exist for both dwellings. The applicant notes that the accessory dwelling will be for family members of the property owner and that the property owner will live in the principal dwelling. Separate utilities are requested for the accessory dwelling based on its distance away from the principal dwelling. Placement of the home must comply with the following siting criteria from Section 36-254 (d) (5) of the Code: a. A pitched roof of three (3) in twelve (12) or fourteen (14) degrees or greater. b. Removal of all transport elements. c. Permanent foundation. d. Exterior wall finished so as to be compatible with the neighborhood. e. Orientation compatible with placement of adjacent structures. f. Underpinning with permanent materials. g. All homes shall be multi-sectional. h. Off-street parking per single-family dwelling standard. The applicant responded to issues raised by the Subdivision Committee by providing additional information to staff. The applicant submitted a letter from the West Pulaski Volunteer Fire Department noting no issues with the new dwelling. To staff’s knowledge, there are no outstanding issues associated with this application. Staff believes the proposed multisectional manufactured home as an accessory dwelling is an appropriate use for this property. The proposed multisectional manufactured home will not be out of character with the general area, as several other single-wide and double-wide manufactured homes exist in this general area. Staff believes the proposed manufactured home will have no adverse impact on the surrounding properties or the general area. August 1, 2019 ITEM NO.: 6 (Cont.) FILE NO.: Z-9153-A 4 STAFF RECOMMENDATION: Staff recommends approval of the requested CUP, subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Section 6 of the agenda staff report. 2. Compliance with the siting criteria as found in Section 36-254 (d) (5) of the Code. PLANNING COMMISSION ACTION: (AUGUST 1, 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 8 ayes, 0 noes, 2 absent and 1 open position. August 1, 2019 ITEM NO.: 7 FILE NO.: Z-9347-A NAME: Rahling Road School – Conditional Use Permit LOCATION: West side of Rahling Road, south of Charleston Heights (Chenal Valley Tract 209) OWNER/APPLICANT: Potlatch Deltic, Owner/White-Daters, Authorized Agent PROPOSAL: A conditional use permit is requested to allow for development of a K – 12th grade school campus on this undeveloped, MF-6 and R-2 zoned, 27.52 acre tract. 1. SITE LOCATION: The property is located on the west side of Rahling Road, south of the Charleston Heights Subdivision. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property fronts onto an arterial street. Undeveloped R-2 zoned property is located to the west. Preliminary plats for new subdivisions have been approved for that area, including a portion of the proposed school site. Those plats will need to be revised. Undeveloped single family property is located across Rahling and a single family neighborhood is adjacent to the north. Buffers are proposed where the school site abuts that neighborhood. Schools have historically been incorporated into and adjacent to residential neighborhoods. With compliance with the various development criteria, this new school should be compatible with the neighborhood. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Chenal Ridge POA. 3. ON SITE DRIVES AND PARKING: The school is proposed to take access off of Rahling Road and from Brionne Lane. 189 parking spaces are proposed in lots immediately around the school buildings. An additional 60 spaces are indicated adjacent to the play field at the front of the campus. The parking requirement for a school is as follows: Grades K – 8/space per classroom plus 1 space per employee Grades 9 – 12/6 spaces per classroom plus 1 space per employee August 1, 2019 ITEM NO.: 7 (Cont.) FILE NO.: Z-9347-A 2 Phase 1 consists of 2 classrooms each in grades K – 8 plus 28 employees; requiring 46 parking spaces. The subsequent addition of grades 9 – 12 and the Phase II expansion of all grades will likely not cause the required parking number to e xceed the available parking on site. 4. SCREENING AND BUFFERS: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. 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 properties to the north and west are 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. 3. Street buffers will be required at six (6) percent of the average depth of the lot. Requirements for landscaping in land use buffers shall be the same as perimeter landscaping at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet. 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). 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. 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. August 1, 2019 ITEM NO.: 7 (Cont.) FILE NO.: Z-9347-A 3 5. PUBLIC WORKS: 1. Submit a Traffic Impact Study for the proposed project by July 17, 2019. Study should address trip generation and trip distribution for the development and also should take into a ccount existing and projected traffic growth. Traffic Study should provide details on the number of students, pickup/drop off times, trip generation, and signal warrants analysis for the Rahling Road access. 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. Street lights are required by Section 31-403 of the LR code. Provide plans for approval to Traffic Engineering. Street lights mu st be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Greg Simmons) for more info. 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 an advance grading variance being requested for the grading of future phases with construction of phase 1? 5. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). A variance is being requested to grade slopes that exceed 3:1. Provide detail on plan of proposed stabilization measures to be taken prevent erosion of slopes steeper than 3:1. 6. 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, or property owner's 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 start of construction. 8. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 9. Brionne Lane should be platted as a private access easement due to it only services this property and the property to the south with no other public traffic. 10. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby August 1, 2019 ITEM NO.: 7 (Cont.) FILE NO.: Z-9347-A 4 construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 11. 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. 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation Authority: Sewer Available to this site. Capacity Fee Analysis Required. Entergy: No comments received. 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. Central Arkansas Water has an existing 36” water transmission main along Rahling Road in an easement (Instrument # 2004004723). This easement and water line need to be shown on t he site plan and plat. No permanent structures can be constructed on the easements. 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. 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 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. August 1, 2019 ITEM NO.: 7 (Cont.) FILE NO.: Z-9347-A 5 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. August 1, 2019 ITEM NO.: 7 (Cont.) FILE NO.: Z-9347-A 6 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 e xceed 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 t op of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. August 1, 2019 ITEM NO.: 7 (Cont.) FILE NO.: Z-9347-A 7 D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. August 1, 2019 ITEM NO.: 7 (Cont.) FILE NO.: Z-9347-A 8 Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Building Codes: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.gov or Steve Crain at 501-371-4875; scrain@littlerock.gov 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Rock Region METRO: No comments received. Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT: (JULY 10, 2019) Tim Daters and William Spivey were present representing the application. Staff presented the item and noted a great deal of additional information was needed on the item. Staff outlined a list of areas where information was needed . Public Works Comments were presented and discussed. Staff stated a traffic impact study was needed. Mr. Daters responded that one was being completed. He stated one item that was being looked at was modifying the northern driveway to allow northbound movement from the site onto Rahling Road. Staff noted access to the site was from an unplatted street, Brionne Lane. Mr. Daters stated it was their intent to dedicate the street as a public street. Staff stated it should be platted as a private access easement since it will serve only this property and the property to the south. Staff noted the proposed school overlapped a portion of previously preliminary – platted Chenal Valley phases 30 and 31 and eliminated the required secondary access to those plats. Mr. Daters stated revised plats would likely be submitted. August 1, 2019 ITEM NO.: 7 (Cont.) FILE NO.: Z-9347-A 9 Other department and reviewing agency comments were noted. The applicants were advised to submit responses to staff issues and questions by July 17, 2019. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: A conditional use permit is requested to allow for development of a K – 12 school campus on this undeveloped, 27.5 acre tract. Portions of the property are zoned R-2 and MF-6. The property fronts onto Rahling Road and is adjacent to Brionne Lane, an undedicated street. The campus will contain a two-story, 50,000 square foot classroom building for grades K – 8, a two-story, 50,000 square foot building for grades 9 – 12 and a 23,000± square foot gymnasium building. Future expansions of each of the classroom buildings are indicated adding roughly half-again onto each building. Driveways and parking for 189 vehicles are located in this area of the campus. At the front of the campus, near Rahling Road, a 200’ X 400’ playfield and an additional 60 parking spaces are indicated. The buildings are proposed to have a maximum height of 40 feet, slightly exceeding the height limit of 35 feet allowed in the R-2 district. Dumpster locations with required screening are indicated. Buffers of 40’ and 80’ in width are indicated where the site abuts the Charleston Heights neighborhood to the north. All site lighting on the campus will be low-level and directed downward and towards the site with “night sky friendly” fixtures. Maximum fixture height will be 25 feet. Fixtures will be mounted on decorative poles or on the building façade. Fencing, if employed, will be black wrought iron and vinyl chain link not to exceed 6 feet in height. Gates are proposed at the driveway entrances. The playfield will be used for physical education and intramural sports. There are no plans for lighting the playfield at this time. No structures such as restrooms, concession stands, field house or press box are proposed. Portable bleacher seating for 100 persons may be provided. The school is proposed to be developed and to expand in two phases. Phase 1 is proposed to consist of two classes each in grades K – 8. Phase 1 enrollment is proposed as 414 students with 28 teachers and staff. Phase 1 grades 9 – 12 is anticipated within 3 years. Anticipated enrollment is 200 students. Phase 2 K – 8 is expected to add 200 students and Phase 2 grades 9 – 12 is expected to add 100 students. Staff and faculty numbers will increase correspondingly with each expansion of student enrollment. Construction and expansion of the buildings will be phased. August 1, 2019 ITEM NO.: 7 (Cont.) FILE NO.: Z-9347-A 10 Section 36-108 (c) of the Zoning Ordinance states: (c) Conditions may include time limits for exercise of authorization. However, the maximum allowable time shall be three (3) years from the date of approval. Required permits must be obta ined within the allotted period, unless an extension of time is granted by the commission. Otherwise, the conditional use permit approval shall be considered void. In an approved multiple-phased development, any phases for which the required permits have not been obtained within three (3) years of the date of approval must be reviewed and approved by the planning commission in the same manner as established for the initial conditional use review. The applicant submitted a traffic study and responses to the issues raised at Subdivision Committee. Public Works has reviewed the traffic study and the revised submittal for the reference CUP application and has the following comments and recommendations. Staff recommends approval of the land alteration varian ce for 2:1 slopes with the exposed earthen slopes being protected with love grass or approved geo-matting prior to the issuance of the final certificate of occupancy. The applicant has proposed for some earthen cuts to be terraced or retaining walls installed with no specific treatment. The terraces and retaining walls must be installed in conformance with the City of Little Rock codes and policies. A geotechnical analysis should be conducted and followed with a report prepared by a licensed engineer determining whether terraces or retaining walls are the best geotechnical treatment for this project based on the existing soil conditions. Based on the findings of the traffic study, staff cannot recommend approval of the application due the intersection at Brionne Lane and Rahling Road will warrant a signal based on the proposed conflicting northbound and westbound left- turns vs current southbound traffic. From review of the study it was found that: 1. At Brionne Lane, the product of northbound left-turns (305 vehicles) and southbound traffic (597 vehicles) during AM peak hour will be greater than 180,000 vehicles with the school traffic only, not considering the undeveloped multi-family parcel to the south. The August 1, 2019 ITEM NO.: 7 (Cont.) FILE NO.: Z-9347-A 11 school traffic only will warrant a protected left-turn movement with a traffic signal. Warrants for protected left-turn movements are met when the product is greater than 100,000 vehicles. This number will further increase significantly in the future as the multi- family parcel on the south side of Brionne Lane develops along with the other parcels along Rahling Road. A traffic signal should be installed prior to the issuance of the certificate of occupancy. 2. It is recommended that all left-turns out of the facility use the signalized intersection at Brionne Lane and left-turns should not be allowed at the north driveway due to the unsafe movement. The north driveway should be right-in-right-out only. A median cut is not recommended. 3. Based on Highway Capacity Manual (HCM), the left-turn bay length for the northbound left-turn movement on Rahling Road will exceed 500 ft. (cycle lengths of 120 sec. or more). Dual left-turn lanes are recommended when turn bay lengths exceed 300 ft. Roadway improvements along Rahling Road and Brionne Lane should be made to accommodate northbound dual left-turn lanes. Additional striping is also required for eastbound left -turn movements on Brionne Lane. With the existing street improvements, vehicles will stack in the thru lanes on Rahling Road and Brionne Lane along with future driveways being blocked on Brionne Lane. 4. The loop around the school should be 2-lanes one-way (clockwise) to allow right-side drop-offs and minimize conflicts. 5. School flashers will be required on Rahling Rd. unless the school is completely enclosed by security fencing. Staff recommends Brionne Lane to remain as a private street with it only servicing the school and the undeveloped multi-family property to the south with no other public traffic. Brionne Lane was originally planned as a public street, accessing a single family subdivision which is no longer being proposed. The multi-family property to the south will have another access to Rahling Road. The only need for public access on Brionne Lane will be for emergency response. Collection services will not be provided. As revised, staff cannot recommend approval of the application. STAFF RECOMMENDATION: Due to the outstanding issues, staff recommends denial. August 1, 2019 ITEM NO.: 7 (Cont.) FILE NO.: Z-9347-A 12 PLANNING COMMISSION ACTION: (AUGUST 1, 2019) The applicants were present. There were no persons present registered as either in support or in opposition. Staff presented the item and informed the commission that they had completed their review of the traffic study and had continued to work through the issues with the applicant. Staff presented the following update and recommendation. The school will utilize staggered start and dismissal times as follow: a. Grades K-4 at 7:45 am and 3:00 pm b. Grades 5-8 at 8:00 am and 3:15 pm c. Grades 9-12 at 8:15 am and 3:30 pm As a condition of approval, the school agrees that if left turns, associated with the school, onto Brionne from northbound Rahling Road regularly cause the que of vehicles waiting to turn left onto Brionne to exceed the length of the left turn lane on Rahling, and obstruct the inside northbound lane on Rahling, the school will adjust the arrival schedule to eliminate the obstruction of the interior northbound lane on Rahling. The north drive has been revised to show it as a right turn in/right turn out only. The traffic signal will be constructed at the intersection of Brionne and Rahling. School flashers will be installed on Rahling Road and the pedestrian crossing at Brionne will be realigned to match the new stop bar. Brionne will not be dedicated as a public street. In response to the proposed revisions and agreements, staff is supportive of the proposed CUP and recommends approval of the CUP subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in paragraphs D, E and F and the staff analysis in the agenda staff report. 2. Compliance with the following additional conditions proposed by Public Works in response to the traffic study: a. Brionne should be striped with a center two-way left turn lane to the available width to accommodate three lanes. b. The school agrees to have their traffic engineer present at site on the opening day of school and subsequent days as long as necessary to August 1, 2019 ITEM NO.: 7 (Cont.) FILE NO.: Z-9347-A 13 monitor the school traffic and to identify any traffic problems/issues during times of school pick-up and drop-off. c. If school traffic starts queuing regularly in the northbound left -turn lane on Rahling Road blocking northbound thru movements, immediate corrective measures, such as increasing the stagger durations further as needed, should be taken to adequately address those problems/issues. d. It will be the responsibility of the school to ensure traffic circulation plans are enforced using the school’s personnel/resources and any traffic problems must be addressed and resolved by the consulting engineer in a timely manner. Staff recommends approval of the land alteration variance to allow 2:1 slopes with the exposed earthen slopes being protected with love grass or approved geo-matting prior to issuance of the final certificate of occupancy. The applicant has proposed for some earthen cuts to be terraced or retaining walls installed with no specific treatment. The terraces and retaining walls must be installed in conformance with City of Little Rock codes and policies. A geotechnical analysis should be conducted and followed with a report prepared by a licensed engineer determining whether terraces or retaining walls are the best geotechnical treatment for the project based on existing soil conditions. There was no additional discussion. The item was placed on the consent agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 8 ayes, 0 noes, 2 absent and 1 open position. August 1, 2019 ITEM NO.: 8 FILE NO.: Z-9436 NAME: Broadway Multisectional Manufactured Home – Conditional Use Permit LOCATION: 4209 Trust Street (College Station) OWNER/APPLICANT: Elwin Broadway, Owner and Applicant PROPOSAL: A conditional use permit is requested to allow for placement of a new, multisectional manufactured home on this R-3 zoned property. 1. SITE LOCATION: The property is located on the south side of Trust Street, between Sanders Street and Riffel Street, in the College Station community. The property is outside of the city limits but within the City’s zoning jurisdiction. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in residential neighborhood containing a variety of housing styles and types; including single-wide and multisectional mobile home and manufactured homes. With compliance with the siting crite ria established in the code, the proposed new home should be compatible with the neighborhood . Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the College Station Progressive League. 3. ON SITE DRIVES AND PARKING: The applicant is proposing a single, 20-foot wide driveway off of Trust Street. The driveway may be paved or gravel. If gravel, the driveway area must be maintained so as not to create silt, dust or standing water and must be contained by some border material such as crossties or landscape timbers. In any case, a concrete apron is required. 4. SCREENING AND BUFFERS: No comments. 5. PUBLIC WORKS: 1. Trust 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. August 1, 2019 ITEM NO.: 8 (Cont.) FILE NO.: Z-9436 2 2. The proposed residential driveway cannot exceed 20 ft. in width and should be constructed with a concrete apron. 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation Authority: Sewer Available to this site. Entergy: No comments received. 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: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Building Codes: No comments. 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Rock Region METRO: No comments received. Planning Division: No comments. August 1, 2019 ITEM NO.: 8 (Cont.) FILE NO.: Z-9436 3 SUBDIVISION COMMITTEE COMMENT: (JULY 10, 2019) The applicant was present. Staff presented the item and noted little additional information was needed. In response to a question, the applicant stated she was unsure if the driveway would be paved or gravel. Staff informed her of the design and maintenance requirements for a gravel driveway. Public Works Comments were presented. Staff explained the right-of-way dedication requirement. Comments from the other departments and reviewing agencies were noted. The Committee determined there were no outstanding issues. The item was forwarded to the full Commission. STAFF ANALYSIS: The applicant is requesting approval of a conditional use permit to allow for placement of a multisectional manufactured home on this vacant, R-3 zoned property. The site is located outside the city limits, in the City’s zoning jurisdiction (College Station). The proposed home is a 2019 model measuring 32’ X 64’. The home will have a vinyl exterior with a pitched, shingled roof. Porches will be added to the front and rear of the home. A two-car wide driveway/parking area will be located at the front of the property. The driveway/parking area may be paved or it may be gravel. If it is gravel, it must be contained by some border material such as crossties or landscape timbers and it must be maintained so as not to create silt, dust or standing water. Placement of the home must comply with the siting criteria for manufactured homes outlined in Section 36-255 of the code as follow: a. A pitched roof of three (3) in twelve (12) or fourteen (14) degrees or greater. b. Removal of all transport elements. c. Permanent foundation. d. Exterior wall finished so as to be compatible with the neighborhood. e. Orientation compatible with placement of adjacent structures. f. Underpinning with permanent materials. g. All homes shall be multi-sectional. h. Off-street parking per single-family dwelling standard. August 1, 2019 ITEM NO.: 8 (Cont.) FILE NO.: Z-9436 4 To staff’s knowledge there are no outstanding issues. Staff is supportive of the request . STAFF RECOMMENDATION: Staff recommends approval of the requested CUP, subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 and the staff analysis in the agenda staff report. 2. Compliance with the siting criteria for manufactured homes outlined in Section 36-255 of the Code. PLANNING COMMISSION ACTION: (AUGUST 1, 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 8 ayes, 0 noes 2 absent and 1 open position. August 1, 2019 ITEM NO.: 9 FILE NO.: Z-9437 NAME: Melvin Accessory Dwelling – Conditional Use Permit LOCATION: 601 East 16th Street OWNER/APPLICANT: Jack Melvin, Owner/ D. Jillean Fogelman, Authorized Agent PROPOSAL: A conditional use permit is requested to allow for construction of an accessory dwelling on this R-4 zoned lot. 1. SITE LOCATION: The property is located on the southeast corner of East 16th Street and Park Lane. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an R-4 Two-Family residential zoned neighborhood. Most of the properties in the immediate vicinity are occupied by single-family and two-family dwellings. Two churches are located to the west and an elementary school campus is located one block to the east. The proposal to add an accessory dwelling, thus having two-dwellings on this R-4 zoned lot, is compatible with uses and zoning in the neighborhood. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and The Pettaway and MacArthur Park Neighborhood Associations. 3. ON SITE DRIVES AND PARKING: The existing single family residence and proposed accessory dwelling each require one on-site parking space. The property contains a two-car garage which technically fulfills the requirement of providing two-parking spaces. It is more likely that the occupants of the accessory dwelling, which is proposed to be a rental unit, will park on the street. Both East 16 and Park Lane are improved and wide enough to allow on-street parking. In staff’s visits to the site, there appeared to be plenty of available on-street parking adjacent to the site. 4. SCREENING AND BUFFERS: No comments. August 1, 2019 ITEM NO.: 9 (Cont.) FILE NO.: Z-9437 2 5. PUBLIC WORKS: 1. A 15 feet radial dedication of right-of-way is required at the intersection of E. 16th Street and Park Lane. 2. It appears there is an alley on the south side of the subject property which is not shown on survey. 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation Authority: Sewer Available to this site. Entergy: No comments received. Centerpoint Energy: No comments received. AT&T: No comment 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. Building Codes: No comments. 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Rock Region METRO: No comments received. Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT: (JULY 10, 2019) The applicant was present. Staff presented the item and noted little additional information was needed. There was a discussion regarding where parking for the accessory dwelling would occur. That issue was left unresolved. In response to a question from the applicant, staff explained the requirement for a radial dedication of right-of-way. August 1, 2019 ITEM NO.: 9 (Cont.) FILE NO.: Z-9437 3 The comments from the other departments and reviewing agencies were noted. The committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: The R-4, Two-Family Residential, zoned property at 601 East 16 th Street is occupied by a single family residence and a detached two-car garage. The applicants are requesting approval of a conditional use permit to allow for construction of an accessory dwelling near the rear of the lot. The proposed new accessory dwelling will be used as long-term rental. The proposed one-story accessory dwelling measures 16 feet by 25 feet two inches. It will contain a bedroom, bath and combined living/kitchen area. The structure will have a horizontal siding exterior and a 10/12 pitched, shingled roof. The structure will have a rear yard setback of 8 feet, a south side yard setback of 13.1 feet and a street side yard setback of 10.3 feet. Section 36-156 (2) c of the Code requires accessory buildings in the R-4 District to have a street side yard setback of no less than 15 feet. Staff is supportive of allowing the reduced setback as it lines up with the existing garage. Separate utilities are requested. A total of two on-site parking spaces are required; one for the principal dwelling and one for the accessory dwelling. The site contains a two-car garage that technically meets the requirement. It is likely however that the residents of the re ntal accessory dwelling will park on the street. There is sufficient available on-street parking space available adjacent to this site. Staff is supportive of the concept and proposed use. STAFF RECOMMENDATION: Staff recommends approval of the CUP to allow an accessory dwelling subject to compliance with the comments and conditions outlined in Sections 4, 5 and 6 and the staff analysis in the agenda staff report. Staff recommends approval of the reduced street side yard setback of 10.3 feet. August 1, 2019 ITEM NO.: 9 (Cont.) FILE NO.: Z-9437 4 PLANNING COMMISSION ACTION: (AUGUST 1, 2019) The applicants were present. There were no persons present registered in opposition or in support. There was one person present who did not indicate either support or opposition. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above, including the side yard variance. 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 8 ayes, 0 noes, 2 absent and 1 open position. August 1, 2019 ITEM NO.: 10 FILE NO.: A-335 NAME: AluChem Annexation REQUEST: Accept 18 acres plus or minus to the City LOCATION: West of Arch Street Pike near Dixon Road intersection (10500 Arch Street) SOURCE: Stephen Joiner, Rose Law Firm agent GENERAL INFORMATION: · The County Judge’s Annexation Order was filed on June 17, 2019. · The area is developed with an industrial processing plant on the site. · There is a single property owner of the area requesting annexation. · The annexation request is basically triangular in shape with a small square area on one point. · The annexation request is to obtain City services – Sewer, Police and Fire. · The larger portion of the site is some 1542 plus or minus feet along the east side, 814 feet along the north side with 213 feet along the old railroad right-of-way then 1517 feet in a southeastern direction. There is a one acre square at the southeast point of the triangular parcel. · The entire site shall be zoned for Planned District Industrial with a related action to the annexation. They are requesting I-3, Heavy Industrial Uses with that application and some additional structures on the site. No use change is proposed at this time. AGENCY COMMENTS: Public Safety: Fire: No comment received Arch Street Fire Protection District (current provider) indicates they have no issues or concerns with the proposed annexation request. Police: The Little Rock Police Department has indicated they have no issues or concerns with the proposed annexation. August 1, 2019 ITEM NO.: 10 (Cont.) FILE NO.: A-335 2 Infrastructure and Community Facilities: Rock Region METRO Transit: No comment received Parks and Recreation: No comment received. Public Works: Little Rock Solid Waste has indicated they have no concerns or issues with the annexation request. Little Rock Public Works Department has indicated they have no issues or concerns with the proposed annexation. Pulaski County Planning: Pulaski County Planning has indicated they have no concerns or issues with the annexation. Arkansas Geographic Information Office: AGIO confirmed the applicant had followed ARK CODE 14-40-101. Utilities: Central Arkansas Water (CAW): No comment received. Entergy: No comment received. CenterPoint-Energy: No comment received. Little Rock Water Reclamation Authority (LRWRA): No comment received. AT&T: No comment received. Schools: Little Rock: No comment received. The annexation area is not within the Little Rock School District. Pulaski County Special: No comment received. The annexation area is within the Pulaski County Special School District. ANALYSIS: The annexation is continuous to the City on its eastern and northern boundaries. The area to the east and north was brought into the City in 2008 and 2009 in two annexations. This was done to bring the Porocel Company property into the City of Little Rock. There has been some material storage and processing on this site for many years. This site is a developed industrial plant. Several buildings make up the plant 'campus'. The site is not on a street, but has access through the industrial property to its east to Arch Street Pike. The cluster of small buildings is located west and behind the Porocel plant on Arch Street Pike at the Dixon Road intersection. One office building August 1, 2019 ITEM NO.: 10 (Cont.) FILE NO.: A-335 3 with a second small office, five warehouse buildings and a processing plant make up the campus. There are both paved and gravel roads within the plant campus, as well as both paved and gravel parking areas. The Little Fourche Creek is to the north of the site within Little Rock and its flood plain does cover much of the site (500 year floodplain). The rail spur that serves this site is between the creek and the area requesting annexation. The land to the north and east is zoned some form of industrial. The land to the south and west is not zoned is outside of the Little Rock zoning area but within Little Rock’s subdivision review area. Much of these areas are ponds. The annexation area is not zoned but as noted above is developed with an industrial use. The applicant has filed an accompanying Planned Industrial District to recognize the industrial use, allow future I-3 Heavy Industrial uses and to allow for some expansion of the existing use. The company processes inert, non-hazardous aluminum oxide powder. Raw materials are delivered via closed rail popper cars. Approximately eighty-five percent of the finished product is shipped out in closed popper cars and 15 percent by truck. The company plans an expansion with this annexation and the receipt of sewer, police and fire services. The expansion will exceed the company’s internal ability to process the waste water produced and therefore there is a need to connect to the City waste water system. The county review has found that the annexation area meets all the requirements for annexation – is contiguous, petitioners represent majority of the land to be annexed, the land will be used for an urban purpose and the documents filed are correct and accurate representations of the area. The Pulaski County Judge signed the Annexation Order on June 17, 2019. The annexation request includes the provision of police and fire protection and connection to the Little Rock Waste Water System. The access to the property is through property already annexed to the City of Little Rock. By annexing the property there should be less confusion from a public safety stand point of who should respond to an emergency. There is no roadway involved with this annexation and the existing use is an industrial business which would have to have private waste disposal. There should be no new road or solid waste costs to the City do to this annexation. The Public Works Department has no comments or concerns with the annexation. The Little Rock Police Department has indicated no issues with this annexation. The Arch Street Fire Department (current provider) has no issues with the proposed annexation. The closest fire station (Station 19) is located at 3515 West 69th Street. From this station via existing streets is just approximately 4.0 miles to the annexation area. Station 17 located at 10621 Chicot Road, is the next closest station with runs of 5.5 miles to the annexation area. August 1, 2019 ITEM NO.: 10 (Cont.) FILE NO.: A-335 4 There is a 12-inch water main along Arch Street Pike east of the annexation area. There is also a 16-inch water main along the rail spur which is along the northwest boundary of the annexation area. A 16-in wastewater line crosses the Little Fourche Creek just north of the annexation area (to the north and west). The property owner will have to provide the connections to these service lines at their cost. Staff Recommendation: Approval PLANNING COMMISSION ACTION: (AUGUST 1, 2019) The item was placed on the consent agenda for approval. By a vote of 8 for, 0 against, 2 absent and 1 open position the consent agenda was approved. August 1, 2019 ITEM NO.: 10.1 FILE NO.: Z-9432 NAME: AluChem Planned Industrial District (PID) LOCATION: 10500 Arch Street Pike OWNER: AluChem of Little Rock, LLC 10500 Arch Street Pike Little Rock, AR 72206 OWNER/AUTHORIZED AGENT: Stephen Joiner, Rose Law Firm/authorized agent 120 East 4th Street Little Rock, AR 72201 SURVEYOR/ENGINEER: Heritage Engineering PO Box 505 Benton, AR 72018 AREA: 22.7 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF WARD: na PLANNING DISTRICT: 14 CENSUS TRACT: 40.06 CURRENT ZONING: I-1, Industrial Park and ‘No Zoned’ ALLOWED USES: Industrial Park and any use PROPOSED ZONING: PID PROPOSED USE: I-3, Heavy Industrial Uses VARIANCE/WAIVERS: None requested. August 1, 2019 ITEM NO.: 10.1 (Cont.) FILE NO.: Z-9432 2 BACKGROUND: The majority of the area is currently outside the City Limits and not zoned. There is an existing industrial use on the property and they need sewer service. A portion of the application area is zoned I-1, Industrial Park and is undeveloped. This zoning has been in place since its annexation in early 2008. The company processes inert, non- hazardous aluminum oxide powder. Raw materials are delivered via closed rail popper cars. Approximately eighty-five percent of the finished product is shipped out in closed popper cars and 15 percent by truck. The company plans an expansion with this annexation and the receipt of sewer, police and fire services. The expansion will excess the company’s internal ability to process the waste water produced and therefore there is a need to connect to the City waste water system. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting approval of a PID zoning to allow for I-3, Heavy Commercial uses. They do not plan to change the use of the property, but do plan to add additional structures to allow for more production capacity of the plant. B. EXISTING CONDITIONS: This site is a developed industrial plant. Several buildings make up the plant ‘campus’. The site is not on a street, but has access through the industrial property to its east to Arch Street Pike. The cluster of small buildings is located west and behind the Porocel plant on Arch Street Pike at the Dixon Road intersection. One office building with a second small office, five warehouse buildings and a processing plant make up the campus. There are both paved and gravel roads within the plant campus, as well as both pathed and gravel parking areas. C. NEIGHBORHOOD COMMENTS: Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and Southwest United for Progress. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. With annexation into the City of Little Rock, the subject property will be subject to compliance with the City of Little Rock municipal codes. August 1, 2019 ITEM NO.: 10.1 (Cont.) FILE NO.: Z-9432 3 2. Portions of the property appear to be within the 100 year floodplain. The floodplain delineation is not shown nor referenced on the site plan (C-2b). Finished floors of future structures must be elevated to at least 1 f oot or more above the base flood elevation. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer unavailable to parcels outside City Limits. Entergy: No comments received. Centerpoint Energy: Centerpoint Energy currently owns and operates below ground natural gas facilities near the “Existing City Limit” boundary described on sheet C-2a. Currently the surveys attached to File Number: Z-9432 do not indicate the presence of below ground natural gas facilities in this location which Centerpoint Energy believes to be located in dedicated easement, and may possibly be in conflict with future proposed construction on the site that is depicted. Therefore, Centerpoint Energy requests that our facilities, and record of easements be depicted on the survey. 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. August 1, 2019 ITEM NO.: 10.1 (Cont.) FILE NO.: Z-9432 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 leng th of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. August 1, 2019 ITEM NO.: 10.1 (Cont.) FILE NO.: Z-9432 5 D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operatio n 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. August 1, 2019 ITEM NO.: 10.1 (Cont.) FILE NO.: Z-9432 6 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 Marshals’ Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: 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. 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 the Geyer Springs East Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. The Residential Low category provides for single family homes at densities not to August 1, 2019 ITEM NO.: 10.1 (Cont.) FILE NO.: Z-9432 7 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 zoning PID, Planned Industrial District to recognize the existing use and allow for some expansion of the facilities on the site. The majority of the site is not currently zoned. Master Street Plan: There is no street bounding the application area. 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 July 17, 2019. If you have any questions please contact Walter Malone, wmalone@littlerock.gov or 501.371.6819 or Jamie Collins, gcollins@littlerock.gov or 501.371.6818. H. SUBDIVISION COMMITTEE COMMENT: (July 10, 2019) The applicants were present. Staff presented the item and explained to the committee the connection between the proposed PID zoning request and the associated annexation. Comments from the various city departments and reviewing agencies were noted and discussed. It was determined that the survey needed to be revised to indicate floodplain areas and to locate CenterPoint Energy facilities and record of easements. Staff noted the fire depar tment requirement of providing a minimum gate width of 20 feet. The applicant stated they would comply with that requirement. The committee determined there was no other outstanding issues and forwarded the item to the full commission. I. ANALYSIS: The applicant has filed the Planned Industrial District as the initial zoning of their property. In addition to recognizing the existing use and buildings on the site, this is to allow for an expansion of a second production line, new washing building and expansion of a storage building. Several buildings make up the plant ‘campus’. The site is not on a street, but has access through the industrial property to its east to Arch Street Pike. The cluster of small buildings is located west and behind the Porocel plant on Arch Street Pike at the Dixon Road intersection. One office building with a second small office, five warehouse buildings and a processing plant make up the campus. All raw materials are delivered via rail and the vast majority leaves the site via rail. There are both paved and gravel roads within the plant campus, as well as both pathed and August 1, 2019 ITEM NO.: 10.1 (Cont.) FILE NO.: Z-9432 8 gravel parking areas. The type and nature of the business does not result in many visits to the site and access to the site is controlled via a gate. This use is a 24/7 365 day a year use. No other changes are proposed at this time to the existing facilities. The Planned Industrial District zoning will allow all I-3, Heavy Industrial Uses. Applicant submitted responses to issues from the Subdivision Committee. The floodplain boundary has been added to the survey and the location of an underground gas main has been identified. The applicant also noted that they would meet all the comments in paragraph E of the staff report. There were no further issues that needed to be addressed from the subdivision committee comments. J.STAFF RECOMMENDATION: Staff recommends approval of the 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. PLANNING COMMISSION ACTION: (AUGUST 1, 2019) The item was place on the consent agenda for approval with all Staff recommendations. By a vote of 8 for, 0 against and 2 absent and 1 open position the consent agenda was approved. DATE /ftl?IIJ; i, t.vtC, PLANNIN�,�MISSION VOTE RECORD //�� , MEMBER BERRY, CRAIG A BROCK, THOMAS L. I BYNUM, BUELAH HAMILTON, SCOTT HAYNES, MARLON D. LATTURE, PAUL t,flAJ ./)t,.S,7Jul'-I - RAHMAN, ROBBIN S. STEBBINS, ROBERT THOMAS, DIANA M. VOGEL, ROBBY MEMBER BERRY, CRAIG BROCK, THOMAS L. BYNUM, BUELAH HAMILTON, SCOTT HAYNES, MARLON D. LATTURE, PAUL OP-t--t �st-l,·vi-- RAH MAN, ROBBIN S. STEBBINS, ROBERT THOMAS, DIANA M. VOGEL, ROBBY ✓AYE � NAVE A ABSENT A 6 I B A C 1- / / V' / l/"" I/ V h .-h•WJ?. A ✓ ✓ ✓ ✓ ✓ - v ✓ A V ABSTAIN R,_RECUSE 3 ,. .., �;. .... ( ?. t if lf. I 5 " 7 'ff '=t Jo _/ v -J� (V . ;} V ___./ �.,, kf,' l �� i .,____ � \�p � �_J.9-vr /// � V, Meeting Adjourned +: / f P .M. l D./ �/ August 1, 2019 There being no further business before the Commission, the meeting was adjourned at 4:14 p.m. Date --------- Secretary Chairman