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HomeMy WebLinkAboutpc_07 18 2019sub LITTLE ROCK PLANNING COMMISSION SUBDIVISION HEARING SUMMARY AND MINUTE RECORD JULY 18, 2019 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present there being eight (8) members present. II. Members Present: Craig Berry Thomas Brock Marlon D. Haynes Paul Latture Robbin Rahman Robert Stebbins Diana M. Thomas Robby Vogel Members Absent: Buelah Bynum Bill May Scott D. Hamilton City Attorney: Shawn Overton III. Approval of the Minutes of the June 6, 2019 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION SUBDIVISION AGENDA JULY 18, 2019 OLD BUSINESS: Item Number: File Number Title: A. S-1312-B Lots 1R & 2R Barrow Plaza Addition Preliminary Plat; 9101 W. Markham Street. B. Z-1002-B Cantrell Tunnel Wash Revised Short-form PCD; located at 7706 Cantrell Road. C. Z-7605-D Lots 2 and 3, Chevaux Office Park Short-form PCD; located at 17,705 Cantrell Road. 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. NEW BUSINESS: I. PRELIMINARY PLAT: Item Number: File Number: Title: 1. S-1851 Red Gate Business Center Preliminary Plat; located south of Interstate 30 and east of Alexander Road. Agenda, Page Two II. SITE PLAN REVIEW: Item Number: File Number: Title: 2. Z-9430 Lot 6, Promenade Site Plan Review; located at 16120 Saint Vincent Way. III. PLANNED DEVELOPMENTS: Item Number: File Number: Title: 3. Z-5675-F Philander Smith College New Student Housing Short-form POD; located at 900 W. Daisy L. Gatson Bates Drive. 4. Z-9120-B Rebel Kettle Revised Short-form PCD; located at 822 E. 6th Street. 5. Z-9429 Harris Short-form PCD; located at 8122/8124 Stagecoach Road. 6. Z-9431 Copper Well Retreat Short-form POD; located at 12418 Cantrell Road. IV. OTHER: Item Number: File Number: Title: 7. LA-0073-A West Highlands Addition Revised Advanced Grading Variance; located at 11,000 Kanis Road July 18, 2019 ITEM NO.: A 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 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 July 18, 2019 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1312-B 2 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. Rock 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. 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. July 18, 2019 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1312-B 3 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. Central Arkansas Water: No objections; All Central Arkansas Water requirements in effect at the time of request for water service must be met. July 18, 2019 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1312-B 4 Fire Department: Full plan review. Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all 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. July 18, 2019 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1312-B 5 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. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. July 18, 2019 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1312-B 6 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. 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 City’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. July 18, 2019 SUBDIVISION ITEM NO.: A (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. July 18, 2019 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1312-B 8 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. 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. The 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. 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. July 18, 2019 ITEM NO.: B FILE NO.: Z-1002-B NAME: Cantrell Tunnel Wash Revised Short-form PCD LOCATION: 7706 Cantrell Road DEVELOPER: Cantrell Tunnel Wash, LLC 1001 W. Markham Street, Suite 100 Little Rock, AR 72201 OWNER/AUTHORIZED AGENT: Cantrell Tunnel Wash, LLC/Owner White – Daters & Associates/Authorized agent SURVEYOR/ENGINEER: White – Daters & Associates 24 Rahling Circle Little Rock, AR 72223 (501) 821-1667 AREA: .967 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 3 CENSUS TRACT: 49 CURRENT ZONING: PCD, planned commercial development ALLOWED USES: Tunnel-type car wash, with vacuums PROPOSED ZONING: Revised PCD PROPOSED USE: Tunnel-type car wash, with vacuums VARIANCE/WAIVERS: None requested. July 18, 2019 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-1002-B 2 PLANNING COMMISSION ACTION: (JUNE 6, 2019) The applicant was present. There were no objectors present. Staff informed the commission that the applicant had requested deferral of this item on May 22, 2019. There was no further discussion. The item was 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. STAFF UPDATE AND RECOMMENDATION: On June 24, 2019, staff received a request to withdraw the application for a revised PCD, as the developer was submitting for building permits under the approved PCD. Staff recommends approval of the request to withdraw the application. PLANNING COMMISSION ACTION: (JULY 18, 2019) The applicant was present. There were no registered objectors present. Staff informed the commission that a request to withdraw the application for a revised PCD was received on June 24, 2019, as the developer was submitting for building permits under the approved PCD. There was no further discussion. The item was placed on the consent agenda and the application withdrawn. The vote was 8 ayes, 0 noes and 3 absent. July 18, 2019 ITEM NO.: C FILE NO.: Z-7605-D NAME: Lots 2 and 3, Chevaux Office Park Short-form PCD LOCATION: 17,705 Cantrell Road DEVELOPER: 3 1/2, LLC c/o Medical Assets Holding P. O. Box 3457 Little Rock, AR 72203 OWNER/AUTHORIZED AGENT: 3 ½, LLC c/o Medical Assets Holdings/owner White-Daters and Associates/authorized agent SURVEYOR/ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.8 acres NUMBER OF LOTS: 2 combined into 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.12 CURRENT ZONING: POD ALLOWED USES: General and Professional Office PROPOSED ZONING: PCD PROPOSED USE: Office, Commercial and Restaurant VARIANCE/WAIVERS: None requested. BACKGROUND: Ordinance No. 19,098 established Chevaux Short-form POD on May 18, 2004. That approval include a single, “L” shaped, 33,600 square foot building and 142 parking July 18, 2019 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-7605-D 2 spaces. Uses were those allowed in O-3 with 10% of the building being allowed the O-3 accessory uses. Ordinance No. 18,451 adopted on December 5, 2005 revised the approved POD to allow the creation of seven lots with an individual smaller building on each lot. Variances were approved to allow lots without street frontage and to allow backing of vehicles into the cross access easement. A total of 108 parking spaces were indicated. All of the lots were to be final-platted in a single phase with building construction to be dictated by market demand. No change in the allowable use mix was proposed. Ordinance no. 19,604 adopted on October 3, 2006 further revised the POD to allow the front two lots to be combined into one lot for development of a branch bank. The remaining five lots were unchanged from the prior approval. No change in the allowable use mix was proposed. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting approval of a PCD zoning to allow for combining the two middle lots in order to construct a single, 8,000 square foot building for a mixture of office, commercial and restaurant uses. No drive-thru is contemplated. No change is proposed to the other lots within the development. B. EXISTING CONDITIONS: This specific site is an undeveloped two lot area located in the center of the office park. A branch bank is located on the north side of the development, closer to Cantrell. Two small office buildings and one undeveloped lot are located along the southern perimeter of the site. All of the paved area, curb and guttering have been installed. Single family homes are located adjacent to the east and south. Uses across Cantrell Road to the north include a bank, offices and a restaurant. Bank OZK is developing a large multi-use project on the north side of Cantrell. A small, multi-tenant commercial building is adjacent to the west. C. NEIGHBORHOOD COMMENTS: Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Chevaux Court, Aberdeen Court and Bayonne Place Neighborhood Associations. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged and not in compliance with ADA recommendations in the public right- of-way prior to occupancy. July 18, 2019 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-7605-D 3 2. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan or provide proof that sufficient detention has been provided for these lots. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owners association. 3. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer Available to this site. FOG Analysis Required for restaurant uses. Entergy: No comments received. Entergy does not object to this proposal. There is an existing three phase, underground power line in this area serving existing buildings. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comments received. AT & T: No comments received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. July 18, 2019 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-7605-D 4 The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. Fire Department: Full Plan Review Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. 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. July 18, 2019 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-7605-D 5 Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. July 18, 2019 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-7605-D 6 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.gov or Steve Crain at 501-371-4875; scrain@littlerock.gov Landscape: 1. Site plan must comply with the City’s minimal landscape and buffer ordinance requirements and the Highway 10 Scenic Corridor Overlay District. 2. Building landscape areas shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 3. A landscape irrigation system shall be required as per Highway 10 site design and development standards. July 18, 2019 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-7605-D 7 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: This request is located in Chenal Planning District. The Land Use Plan shows Office (O) for this property. The Office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The applicant has applied for a rezoning from POD (Planned Office District) to PCD (Planned Commercial District) to change the approved plan to one mixed retail/restaurant/office building within the larger office complex. The site is within the Highway 10 Overlay Districts. Master Street Plan: North of the property is Cantrell Road and it shown as a Principal Arterial on the Master Street Plan The primary function of a Principal Arterial Street is to serve through traffic and to connect major traffic generator or activity centers within an urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I Bike Path is shown along Cantrell Road. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of- way or an easement is recommended. Nine-foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). Revised plat/plan: Submit responses to staff issues and four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on or before April 10, 2019. If you have any questions please contact Dana Carney, dcarney@littlerock.gov or 501.371.6817 or Jamie Collins, gcollins@littlerock.gov or 501.371.6818. H. SUBDIVISION COMMITTEE COMMENT: (April 3, 2019) The applicant was present. Staff presented the item and noted some additional information was needed. Staff asked the applicant to correct the general notes and public works notes on the plan as they do not appear to match the current application. The applicant was asked to specify the use mix and square footage of July 18, 2019 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-7605-D 8 each within the proposed 8,000 square foot building. Staff explained their concerns about the available parking on the site and how that would be impacted by the proposed addition of retail and restaurant uses. Staff requested a signage plan and asked the applicant to specify days and hours of operation. Public Works and Landscape comments were presented. Comments from the other departments and reviewing agencies were noted. The applicant was advised to respond to staff issues by April 10, 2019. The committee forwarded the item to the full commission. I. ANALYSIS: The applicant submitted responses to issues from subdivision committee. The general notes section has been corrected. The use mix proposed for the 8,000 square foot building is as follows: a. Office space, 2,000 sq. ft. , 7 am – 7 pm, 5 days a week b. Fitness (therapy) center, 3,000 sq. ft., 5:30 am – 8 pm, 6 days a week c. Restaurant (no drive thru and no outdoor dining), 3,000 sq. ft. , 7 am – 10 pm, 7 days a week Signage will consist of the center’s ground mounted sign on the Cantrell Road perimeter and wall signage on the building. All four facades of this building face the interior drives. Staff will support wall signage on all four facades subject to the area of each sign not exceeding 10% of the façade area of the space occupied by each business. The site contains 108 parking spaces. The overall site, including the uses proposed by the applicant, will require 90 parking spaces. The proposed restaurant use represents approximately 12% of the square footage of office development allowable under the current POD. That is slightly larger than the 10% ancillary restaurant use that would be allowed in a typical O-3 zoned office development. Additionally, no drive-thru or outside dining are proposed. J. STAFF RECOMMENDATION: Staff recommends approval of the revised POD subject to compliance with the comments and conditions outlined in paragraphs D, E and F and the staff analysis in the agenda staff report. July 18, 2019 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-7605-D 9 PLANNING COMMISSION ACTION: (APRIL 25, 2019) The applicant was present. There were no registered objectors present. Staff informed the commission that, on April 25, 2019, the applicant had requested deferral of the item to allow time to meet with the adjacent neighborhood. There was no further discussion. A motion was made to waive the commission’s bylaws to accept the late request for deferral. The motion was seconded and approved by a vote of 10 ayes, 0 noes and 1 absent. The item was placed on the consent agenda and approved for deferral to the June 6, 2019 agenda. The vote was 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (JUNE 6, 2019) The applicants were present. There were numerous persons present in opposition to the item. Numerous e-mails of opposition had been received by staff and forwarded to the commissioners. Chairman Latture noted there were only 8 of the 11 commissioners present. As is the practice of the commission when 8 or fewer commissioners are present, the chairman offered a no-fault deferral to the applicant. The applicant accepted the offer of deferral. A motion was made to defer the item to the July 18, 2019 agenda. The motion was seconded and approved by a vote of 8 ayes, 0 noes and 3 absent. PLANNING COMMISSION ACTION: (JULY 18, 2019) The applicants were present. Six registered objectors were present. Staff presented the item and provided background to the zoning and development history of the property. In 2004, a single building with 33,600 square feet was approved for the site as a POD, but was not constructed. This building would have been allowed O-3 uses and no more than 10% of the square footage to contain the ancillary uses permitted in that zone. An amended POD was approved in 2005 showing seven lots with buildings containing a total of 32,000 square feet. The POD was revised a second time in 2006 combining two of the seven lots for the construction of a branch bank. As the POD has been revised, the O-3 uses with the allowance of up to 10% of the building area to contain permitted ancillary uses has remained. This revision would combine two lots in order to construct an 8000 square foot building containing 2000 square feet of office use and 3000 square feet each of a physical therapy clinic/gym and a restaurant with no drive thru or outdoor seating. Staff is supportive of this request as the numbers are still the same ratio of O-3 uses and allowed ancillary uses. The ratio is the same as has been permitted previously on this property. Therefore, staff recommends approval of the request. July 18, 2019 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-7605-D 10 Antwan Phillips of Wright Lindsey & Jennings spoke on behalf of the applicants. He indicated they have met with those most impacted by the proposal and as a result have improved the project. The new building will be of low-impact and a benefit to those who live along the Highway 10 corridor. Joe White of White-Daters & Associates spoke in more detail of the meetings with neighbors and the changes to the proposed development. As the residences are situated below the grade of the subject site, the landscaped buffer would be placed on the upslope to provide for maximum height and screening. Mature evergreen trees would be planted 7 ½ feet on center. Also, there would be no drive-thru or outdoor seating associated with the restaurant and the location of the restaurant would be shifted to the west end of the building to move it away from residences. Ernie Peters presented an analysis of the traffic impact of the new development. The net number of estimated increase in peak hour vehicles is 25 vehicles in the morning peak and 31 in the evening peak. Steve Giles of Dover Dixon Horne spoke on behalf of the Chevaux Court Property Owners Association. He indicated the proposed additional landscaping was appreciated. He stated the concerns of the neighborhood residents stemmed from long-standing frustration with the maintenance of the screening and landscaping intended to buffer the office park from the neighborhood. Also, in some cases the rear yards of the neighboring residences were 10-15 feet below the level of curb in the adjoining office park, creating difficulties with adequate screening. The proposed development would add to the already negative impact the office park had on the neighborhood quality of life. In addition, the intersection of Chevaux Court with Cantrell Road/Highway 10 is uncomfortable for residents to navigate at times, particularly left turns into the neighborhood. The approval of this commercial building would open the door for more commercial use in the office park. In conclusion, Mr. Giles stated all 105 property owners in the neighborhood, many of whom were in attendance, opposed the proposal. Sue Auffert, Chevaux Court homeowner, said she was concerned with safety and privacy. There is already a lot of traffic on Cantrell Road and the restaurant proposed for the new building would add to traffic—with impacts during lunch hours and also with the schools in the area. Left turns into the office park and neighborhood are already dangerous. Turning to privacy, Ms. Auffert stated people can see over the fence between the office park and her property. There is also some concern with the extended hours proposed for the new building. The developer has declined to build a privacy wall to provide additional separation between homes and the office park. Ms. Auffert asked the planning commission to keep to the Highway 10 Overlay Plan and keep the property zoned and used for quiet office. July 18, 2019 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-7605-D 11 Gary Perritt presented a folder with photos to the planning commission showing photos of lack of maintenance of the buffers and landscaping for the office park. Mr. Perritt also showed a video of traffic concerns on Cantrell Road. Chevaux Court Property Owners Association President Bill Sutton reminded the planning commission the homeowners were unanimously against the proposal. Sandy Cobb told the planning commission her home was like a fishbowl and she would at times feel unsafe, as her backyard abuts the office park. Regarding the proposed buffering and landscaping being able to mitigate some of the impacts of the development, she has no confidence, as the history with the lack of maintenance of the existing fence and landscaping. Cindy Foyle, daughter of Mrs. Cobb, told the planning commission her mother bought the last available lot in the subdivision. She also was concerned about maintenance and was concerned about more traffic and more people potentially being a safety risk. She would like to see a brick wall built as screening in addition to the proposed trees. Mr. White responded on behalf of the applicant that the developer had agreed to extend the screening beyond what was required by this request. Mr. Phillips re-addressed the planning commission in conclusion. He thanked the neighbors for working with the developers and the designers to make the project the best possible. As regard to traffic, there is already a high volume and the upcoming Bank OZK campus will add to it. The proposed trees will provide privacy to the abutting homeowners. Major commercial development at this property is not conducive due to the site layout. In conclusion, Mr. Phillips thanked Mr. Carney for his work and noted the staff approval with the reasoning the O-3 does allow for 10% of the building floor area to be used for approved accessory uses and that this low-impact development is a benefit to people living and working in the area. Commissioner Thomas stated that the additional traffic created by the proposed development and the elevation of the site compared to the abutting residences were concerns for her and she will not vote for the request. Chairman Latture asked for a motion from the planning commission. Vice Chair Stebbins made a motion to approve the request. Commissioner Haynes seconded. The vote was 5 ayes, 3 noes, and 3 absent. The request is denied, as 6 ayes are required to pass a motion of the planning commission. July 18, 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 July 18, 2019 SUBDIVISION 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. July 18, 2019 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-3451-D 3 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. 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. July 18, 2019 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-3451-D 4 Fire Department: Full Plan Review Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all 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 July 18, 2019 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-3451-D 5 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). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments received. July 18, 2019 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-3451-D 6 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 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 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. July 18, 2019 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-3451-D 7 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 occupied 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, 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 not 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 July 18, 2019 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-3451-D 8 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. 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. July 18, 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 ALLOWED USES: Two-family residential; non-conforming multi-family development July 18, 2019 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-9418 2 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 is 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. July 18, 2019 SUBDIVISION 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 Street 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. July 18, 2019 SUBDIVISION 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. July 18, 2019 SUBDIVISION 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: July 18, 2019 SUBDIVISION 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 July 18, 2019 SUBDIVISION 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. July 18, 2019 SUBDIVISION 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 for 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. July 18, 2019 SUBDIVISION 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 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. July 18, 2019 ITEM NO.: 1 FILE NO.: S-1851 NAME: Red Gate Business Center Preliminary Plat LOCATION: South of Interstate 30 and east of Alexander Road DEVELOPER: Bart Ferguson Enterprises, LLC 1100 Ferguson Drive Benton, AR 72015 (501) 821-1667 OWNER/AUTHORIZED AGENT: Bart Ferguson Enterprises, LLC/Owner White-Daters & Associates/Authorized Agent SURVEYOR/ENGINEER: White-Daters & Associates AREA: 29.7 acres NUMBER OF LOTS: 38 FT. NEW STREET: 4600 LF (PRIVATE) WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 41.04 CURRENT ZONING: C-4 VARIANCE/WAIVERS: 1) Allow lots without public street frontage 2) Driveway spacing on I-30 frontage road and interior streets STAFF UPDATE AND RECOMMENDATION: On July 2, 2019, a deferral of this item to the August 29, 2019, meeting was requested. Staff recommends approval of the deferral request. July 18, 2019 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1851 2 PLANNING COMMISSION ACTION: (JULY 18, 2019) The applicant was present. There were no registered objectors present. Staff informed the commission that a request to defer the item to the August 29, 2019 meeting was received on July 2, 2019. There was no further discussion. The item was placed on the consent agenda and deferred to the August 29, 2019 agenda. The vote was 8 ayes, 0 noes and 3 absent. July 18, 2019 ITEM NO.: 2 FILE NO.: Z-9430 NAME: Lot 6, Promenade Site Plan Review LOCATION: 16120 Saint Vincent Way DEVELOPER: Tan Hong 27 Weatherstone Pointe Little Rock, AR 42211 501-228-0904 OWNER/AUTHORIZED AGENT: HPA Properties, LLC/Owner White-Daters & Associates/Authorized Agent SURVEYOR/ENGINEER: White-Daters & Associates AREA: 1.56 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.13 CURRENT ZONING: C-2 VARIANCE/WAIVERS: Allow for parking to back into a public access and utility easement Allow for façade signage on a façade without public street frontage BACKGROUND: The subject parcel is the last remaining unbuilt lot in the Promenade at Chenal. This development contains retail, restaurant, and entertainment uses located within several buildings situated around pedestrian ways and vehicular parking. July 18, 2019 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: Z-9430 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing to construct a 7600 square foot building with associated parking on this lot located in the southwest corner of the Promenade Shopping Center. B. EXISTING CONDITIONS: As noted above, the subject parcel does not contain a structure; however, some parking has been developed on the western portion of the property. The Promenade Shopping Center extends to the north and east toward Rahling Road and Chenal Parkway, respectively. South across Saint Vincent Way the property contains medical uses. Land to the west is wooded and undeveloped. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comments from area neighborhood associations or property owners. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site. There are no registered neighborhood associations located in the vicinity. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed FIRM effective date should be revised to June 7, 2019. 2. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged and not in compliance with ADA recommendations in the public right- of-way prior to occupancy. 3. A variance should be requested for backing into a service easement. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer available to this site. Retain existing sewer easements. Entergy: Entergy does not object to this proposal. There does not appear to be any conflicts with existing electrical utilities at this location. There are existing underground facilities in this area. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. July 18, 2019 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: Z-9430 3 Centerpoint Energy: No comment. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Contact Central Arkansas Water regarding the size and location of the water meter. 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. July 18, 2019 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: Z-9430 4 Fire Department: Full plan review Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all 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. July 18, 2019 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: Z-9430 5 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. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. July 18, 2019 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: Z-9430 6 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. Parks and Recreation: No comment received. County Planning: No comment received. F. BUILDING CODES/LANDSCAPE: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.gov or Steve Crain at 501-371-4875; scrain@littlerock.gov Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. 2. Street buffers will be required at six (6) percent of the average depth of the lot. 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. July 18, 2019 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: Z-9430 7 3. Building landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building. These shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 4. An irrigation system shall be required for developments of one (1) acre or larger. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comment. Planning Division: No comment. H. SUBDIVISION COMMITTEE COMMENT: June 26, 2019 The applicant was present. Staff presented the item. The Planning Department requested information on whether any signage was planned. The Public Works comment regarding the variance for parking to back into a public access and utility easement was also noted. The applicant was advised to respond to comments and issues with revisions no later than July 3, 2019. I. ANALYSIS: The proposed building to a large extent completes the shopping center by filling the void between the surrounding drives and parking areas. The two variance requests are consistent with the development pattern and the moderate vehicular traffic should not cause significant disruption to traffic flow, while the placement of the buildings within the larger center provides visibility for all facades making signage appropriate for each elevation. Staff supports the proposed site plan as the building will serve to complete the center and is congruent with surrounding development. J. STAFF RECOMMENDATION: Staff recommends approval of the site plan subject to compliance with the comments and conditions outlined in paragraphs D, E, and F of the agenda staff report. Staff also recommends approval of the requested variances to allow the parking to back into the access easements and to permit signage on all facades. July 18, 2019 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: Z-9430 8 PLANNING COMMISSION ACTION: (JULY 18, 2019) The applicant was present. There were no registered objectors present. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. 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 and 3 absent. July 18, 2019 ITEM NO.: 3 FILE NO.: Z-5675-F NAME: Philander Smith College New Student Housing Short-form POD LOCATION: 900 West Daisy L. Gatson Bates Drive (South of West 12th Street and west of South Gaines Street) DEVELOPER: Philander Smith College 900 West Daisy L. Gatson Bates Drive Little Rock, AR 72202 (501) 375-9845 OWNER/AUTHORIZED AGENT: Philander Smith College/Owner Cromwell Architects Engineers/Authorized Agent SURVEYOR/ENGINEER: Cromwell Architects Engineers AREA: 1 acre NUMBER OF LOTS: 5 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 45 CURRENT ZONING: POD ALLOWED USES: Residential and College PROPOSED ZONING: POD PROPOSED USE: Residential (Student Housing) VARIANCE/WAIVERS: None requested BACKGROUND: Philander Smith College has been located at this site for more than 130 years. The college has expanded through the years and remains an integral part of the surrounding neighborhood. July 18, 2019 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-5675-F 2 The current POD zoning was established in 2015 and was brought about to create lots within the campus as a condition to satisfy the lenders financing the various improvements on the grounds. Four lots were designated and variances granted to establish building setbacks and landscaping requirements. The present zoning action is specific to Lot 4 of the plat/plan. Two buildings were approved on this lot; however, the college now seeks to construct a single building on this lot. The proposed building would have a slightly larger footprint than the currently structure due to connecting the buildings and some alterations to the various facades. No change is proposed to amend the 3-story building limit and maximum height of 47.5 feet. As the square footage of the new proposed building is more than 5% greater than what was approved, the POD must be amended. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The application is to amend the existing POD for Philander Smith College in order to allow for a modified configuration of the student housing more the 5% larger than the previously approved POD. This construction will continue the development pattern of the east side of campus. The current POD indicates separate student housing buildings, while the proposed amendment is to change to a single, larger building. B. EXISTING CONDITIONS: Philander Smith College is situated within a 12-block area bounded by I-630 on the north, Daisy L. Gatson Bates Drive on the south, Gaines Street on the east, and Chester Street to the west. Most of the buildings proposed under the current POD zoning have been constructed. East of the college campus is the Mount Holly Cemetery. A mixture of residential and non-residential uses dominates the area to the south. Properties to the west opposite Chester Street are a combination of office, industrial, and higher density residential uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners or registered neighborhood associations. All property owners located within 200 feet of the site along with the Central High and Downtown Neighborhood Associations were notified of the public hearing. July 18, 2019 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-5675-F 3 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged and not in compliance with ADA recommendations in the public right- of-way prior to occupancy. 2. An ADA compliant access ramp should be installed at the intersection of Gaines St. and abandoned 12th St. intersection. 3. Remove existing curb cuts not proposed to be used with the development. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer main extension required with easements if new sewer service is required for this project. Capacity Fee Analysis required. FOG Analysis required. Entergy: Entergy does not object to this proposal. There does not appear to be any conflicts with existing electrical utilities at this location. There are 3 phase lines along Gaines Street. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. CenterPoint Energy: No comment. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by Central Arkansas Water, 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. July 18, 2019 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-5675-F 4 Contact Central Arkansas Water regarding the size and location of the water meter. 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 a Customer Owned Line Agreement is required. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. Fire Department: Full plan review Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus July 18, 2019 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-5675-F 5 access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 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. Parks and Recreation: No comment received. County Planning: No comment received. July 18, 2019 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-5675-F 6 F. BUILDING CODES/LANDSCAPE: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.gov or Steve Crain at 501-371-4875; scrain@littlerock.gov Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. 2. Street buffers will be required at six (6) percent of the average depth of the lot. 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. 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. Transportation/Planning: Rock Region Metro: No comment. Planning Division: This request is located in Central City Planning District. The Land Use Plan shows Public Institution (PI) for this property. This category includes public and quasi- public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. The applicant has applied for a revision to an existing POD (Planned Office Development) to change the configuration of student housing. Master Street Plan: East of the property is Gaines Street and it is shown as a Local Street on the Master Street Plan. The primary function of Local Streets is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial July 18, 2019 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-5675-F 7 Streets. This streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along Gaines Street. Bike Lanes provide a portion of the pavement for the sole use of bicycles. H. SUBDIVISION COMMITTEE COMMENT: (June 26, 2019) The applicant was present. Planning staff requested information on the number of rooms and beds proposed for the new building, the current enrollment for the college, the number of students living on-campus, and where the residents of this new building would park their vehicles. Comments from other city departments and outside reviewing agencies were noted. The applicant was instructed to return responses and revisions no later than July 3, 2019. The committee forwarded the request for consideration by the full planning commission. I. ANALYSIS: The request for the revision to the POD zone is to allow for the construction of a single building, rather than multiple buildings. The new building would contain 148 rooms and 292 beds. 846 students were enrolled at the college for the Spring 2019 semester and 582 were housed on campus. Off-street student parking is currently provided in a parking lot located north of the Campus Center (139 spaces) and Panther Village (45 spaces). Additional overflow parking is available within a gated lot at the intersection of Daisy L. Gatson Bates Drive and Chester Street (90 spaces). These spaces are typically used for special events a few times a year and could be made available for student parking. The college administration would also consider a restriction on cars for freshman, if necessary. The proposed change to the site plan for one building is consistent with the existing zoning approval and will not adversely impact the ongoing development of the campus or the surrounding area. J. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, and F of the staff report. PLANNING COMMISSION ACTION: (JULY 18, 2019) The applicant was present. There were no registered objectors present. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above, along with a correction that the proposed building is four-stories, not three-stories July 18, 2019 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-5675-F 8 as indicated in the agenda staff report. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 8 ayes, 0 noes and 3 absent. July 18, 2019 ITEM NO.: 4 FILE NO.: Z-9120-B NAME: Rebel Kettle Revised Short-form PCD LOCATION: 822 East 6th Street DEVELOPER: 822 East 6th, LLC 20710 Maumelle, AR 72113 (501) 821-1667 OWNER/AUTHORIZED AGENT: 822 East 6th, LLC/Owner White-Daters & Associates/Authorized Agent SURVEYOR/ENGINEER: White-Daters & Associates AREA: 0.52 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 7 CENSUS TRACT: 2 CURRENT ZONING: PCD ALLOWED USES: UU Urban Use District uses and microbrewery/restaurant PROPOSED ZONING: Revised PCD PROPOSED USE: UU Urban Use District uses and microbrewery/restaurant with additional signage on rear of outdoor stage structure VARIANCE/WAIVERS: BACKGROUND: In 2016, the initial PCD was approved establishing the Rebel Kettle PCD. The PCD was necessary due to aspects of the project not meeting the requirements of the Presidential Park Design Overlay District and the UU Urban Use District. First, an outdoor July 18, 2019 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-9120-B 2 entertainment area was allowed on the east side of the property, a variance to the requirement for all uses to be within enclosed structures in the UU District. Second, parking was allowed on the west side of the building with access to East 6th Street, a variance to the DOD standards stating no surface parking is to be located along East 6th Street. This off-street parking area was required to be screened from the street with a 42” high wall. Earlier this year a revised PCD application was approved to remove the screening walls along East 6th Street while retaining the evergreen trees and shrubs and to also construct a 400 square-foot storage building. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The business owner/developer added some artwork with the words “Rebel Kettle Brewing Company” on the rear of the stage located near the intersection of East 6th Street and Collins Street. This addition is considered to be signage and not an art mural. No other changes are proposed to the PCD. B. EXISTING CONDITIONS: The site has been developed as allowed under the PCD zoning with the brewery and restaurant in operation. Located in an area characterized by light industrial, warehouse and wholesale type uses, the vicinity has seen a moderate amount of new commercial uses developed recently, such as the Lost Forty Brewery Restaurant, E-STEM’s east campus and the East Village development. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comments from area property owners or registered neighborhood associations. All property owners within 200 feet of the site along with the Downtown, Hanger Hill, and MacArthur Park Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: The effective date of the FIRM should be revised. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer available to this site. July 18, 2019 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-9120-B 3 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 comment. 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 comment. Parks and Recreation: No comment received. County Planning: No comment received. F. BUILDING CODES/LANDSCAPE: Building Code: No comment. Landscape: No comment. G. TRANSPORTATION/PLANNING: Rock Region Metro: We recommend installing an ADA-accessible entrance to your business, if there isn’t one already. Planning Division: This request is located in I30 Planning District. The Land Use Plan shows Mixed Use Urban (MXU) for this property. The Mixed Use Urban category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. The applicant has applied for revised PCD (Planned Commercial Development) to allow for additional signage. July 18, 2019 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-9120-B 4 Master Street Plan: South of the property is E 6th Street and it is shown as a Collector on the Master Street Plan. East of the property is Collins Street and it is shown as a Local Street on the Master Street Plan The primary function of a Collector Road is to provide a connection from Local Streets to Arterials. The primary function of Local Streets is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along east 6th Street. Bike Lanes provide a portion of the pavement for the sole use of bicycles. H. SUBDIVISION COMMITTEE COMMENT: (June 26, 2019) Joe White of White-Daters and Associates was present. Planning staff asked what type of sign this was intended to be, as it was unclear how it should be classified and evaluated for compliance. Other comments were noted. The applicant was instructed to respond to comments and issues by July 3, 2019. The committee forwarded the request for consideration by the full commission. I. ANALYSIS: The PCD review and approval process is intended to provide flexible guidelines and to establish developments compatible with the surrounding area, encourage superior development and redevelopment more desirable than might occur under strict enforcement of the zoning and subdivision regulations, among other stated purposes found in Section 36-451. Through this process, this development was approved for the outdoor entertainment area with the freestanding stage located near the corner of the property. The developer has seen this as an opportunity to draw attention to their business. An amended application has been put forward by the applicant, whereby the lettering will be removed and replaced with “artwork” on the back side of the stage. At some point in the future, a relatively small version of the Rebel Kettle logo may be incorporated into the artwork. Staff is amenable to this proposal. July 18, 2019 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-9120-B 5 J. STAFF RECOMMENDATION: Staff recommends approval of the amended proposal for the removal of any lettering on the rear side of the stage and only artwork with an option to include a relatively small Rebel Kettle logo. In addition all comments and conditions set forth in paragraphs D, E, and F must be met. PLANNING COMMISSION ACTION: (JULY 18, 2019) The applicant was present. There were no registered objectors present. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. 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 and 3 absent. July 18, 2019 ITEM NO.: 5 FILE NO.: Z-9429 NAME: Harris Short-form PCD LOCATION: 8122/8124 Stagecoach Road DEVELOPER: Danny Harris PO Box 190663 Little Rock, AR 72219 (501) 455-2225 OWNER/AUTHORIZED AGENT: SURVEYOR/ENGINEER: Stan Cunningham AREA: 0.87 -acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 7 PLANNING DISTRICT: 17 CENSUS TRACT: 42.21 CURRENT ZONING: R-2 ALLOWED USES: R-2, Single Family PROPOSED ZONING: PCD PROPOSED USE: C-3 Uses, Auto Repair Garage, and Building Materials Sales (Open) VARIANCE/WAIVERS: None BACKGROUND: The property at 8122/8124 Stagecoach Road is a single parcel containing two commercial structures. These buildings are occupied by an auto repair use at 8122 Stagecoach and a building materials sales (open) at 8124 Stagecoach. When this property was annexed to the city in 1979, the R-2 zoning was applied. July 18, 2019 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-9429 2 Presently, the building materials sales use is considering expanding into the building occupied by the auto repair use, necessitating the request for PCD zoning. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning to PCD to allow C-3 uses, auto repair garage, and building materials sales (open) with no change to the configuration of the existing buildings or legal composition. B. EXISTING CONDITIONS: The property is developed with two buildings. The front structure contains an auto repair use and the rear structure is occupied by a building materials sales use. Between the two buildings is a service yard for storage of building materials, primarily granite slabs. Parking is located along the west side of the property and in the front. This portion of Stagecoach Road is largely commercial in character on the north side and residential on the south. Immediately west of this parcel, a commercial strip center is under construction. An auto salvage yard is located to the east. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comments from area property owenrs or neighborhood associations. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site, as well as the Crystal Valley and Southwest Little Rock United for Progress neighborhoods. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stagecoach Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged and not in compliance with ADA recommendations in the public right-of-way prior to occupancy. 3. A special Grading Permit for Flood Hazard Areas will be required per Sec. 8-283 prior to construction or proposed expansion. 4. A substantial area of the site including both structures lies within the regulated floodplain of Fourche Creek. Improvements to the interior and exterior of the July 18, 2019 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-9429 3 structures of 50% or more of the market value of the structure will require the existing structure to comply the current floodplain regulations with floodproofing being required. Any expansions to the existing structures of any size must be elevated with the top of the finished floor of the addition placed 1 ft. or more above the base flood elevation which is approximately 288.5 ft. MSL. The existing lowest elevation of the south building on the site appears to be about 286 ft. MSL. 5. Provide a parking plan. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer available to the 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 comment. 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. July 18, 2019 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-9429 4 Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment received. F. BUILDING CODES/LANDSCAPE: Building Code: Project is a change in occupancy and is therefore subject to current building code requirements. Review and approval is required by Building Codes Division before occupancy takes place. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Steve Crain at 501-371-4875; scrain@littlerock.gov Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. 2. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comment. Planning Division: This request is located in Crystal Valley Planning District. The Land Use Plan shows Commercial (C) for these properties. 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 July 18, 2019 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-9429 5 scale, depending on the trade area that they serve. The applicant has applied for rezoning from R2 (Single-Family District) to PCD (Planned Commercial Development) to allow C-3 uses of existing buildings. Master Street Plan: South of the property is Stagecoach Road and it is shown as a Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial Street is to serve through traffic and to connect major traffic generator or activity centers within an urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Stagecoach Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along Stagecoach Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. H. SUBDIVISION COMMITTEE COMMENT: (June 26, 2019) The applicant was present. Staff presented the request. Planning staff requested documentation of a cross access easement with the property to the east and for a parking plan compliant with off-street parking minimums and landscaping requirements, as the survey did not clearly indicate sufficient paved parking on the site. The Public Works comments regarding the flood plain was also discussed. Comments from all other departments and reviewing agencies were noted. The applicant was instructed to respond to issues by July 3, 2019. The committee forwarded the request to the full commission. I. ANALYSIS: This request is intended to bring the site into zoning compliance and to allow for the possible change of use of one of the buildings. An onsite visit with the applicant indicated the property has sufficient paved parking and no additional parking or landscaping would be required at this time. Documentation of a cross-access easement with the property to the east has also been provided. Signage will be as allowed in commercial zones. This section of Stagecoach Road—particularly on the north side—is trending away from nonresidential use. While this site has been developed and used for commercial purposes for a number of years, having a commercial zoning established on the property will enable additional investment and improvements. July 18, 2019 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-9429 6 J. STAFF RECOMMENDATION: Staff recommends approval of the PCD subject to compliance with the comments and conditions outlined in paragraphs D, E, and the staff analysis in the agenda staff report. PLANNING COMMISSION ACTION: (JULY 18, 2019) The applicant was present. There were no registered objectors present. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. 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 and 3 absent. July 18, 2019 ITEM NO.: 6 FILE NO.: Z-9431 NAME: Copper Well Retreat Short-form PCD LOCATION: 12418 Cantrell Road DEVELOPER: Dawn M. Eick 12418 Cantrell Road Little Rock, AR 72223 (501) 993-9947 OWNER/AUTHORIZED AGENT: TRL Properties, LLC/Rick Vassar/Owner Dawn & Joe Eick/Authorized Agents SURVEYOR/ENGINEER: None AREA: 1.46 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 4 PLANNING DISTRICT: 1 CENSUS TRACT: 42.05 CURRENT ZONING: POD ALLOWED USES: O-1 office uses and health studio or spa PROPOSED ZONING: POD PROPOSED USE: O-1 office uses and health studio or spa VARIANCE/WAIVERS: None BACKGROUND: The property at 12,418 Cantrell was rezoned from R-2 to PD-O to allow for conversion of the existing structure from residential to office use in 1995. Subsequently, the PD-O was revised to add a health studio or spa to the approved uses for that site in 2016. July 18, 2019 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-9431 2 The property at 12,420 has remained undeveloped; however, it was added to the PD-O zoning earlier in 2019 (File Z-5570-D). A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The owners of the spa/retreat have been successful in their business. They have found the building housing the spa to become too loud and congested when larger groups are next to rooms with private services; therefore, they seek to erect a yurt on the adjacent lot under the same ownership of their current landlord to provide a separate space for group activities. The yurt is considered a “semi-permanent” structure and is to be sourced from a manufacturer of custom yurts with over 40 years of experience. The 30-foot diameter yurt would be 15 feet in height and have an ADA-compliant ramp to provide accessibility. B. EXISTING CONDITIONS: The property contains a structure initially constructed as a residence, now converted into office and health studio uses under the current PD-O. Parking is located both in front of and behind the building. The recently-acquired west parcel is undeveloped. Office uses are located to the east and on the south side of Cantrell Road. A specialty gym and a medical clinic are located across Viewpoint Cove to the west. The adjacent property to the north is undeveloped. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comments from area property owners or neighborhood associations. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site, as well as the Piedmont and Walton Heights-Candlewood neighborhoods. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. July 18, 2019 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-9431 3 E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer main extension required with easements if new sewer service is required for this project. Entergy: Entergy does not object to this proposal. There 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 comment. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. In order to provide service to the proposed structure a new meter or a replat of the two properties as one property will 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. July 18, 2019 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-9431 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. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received County Planning: No comment received F. BUILDING CODES/LANDSCAPE: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.gov or Steve Crain at 501-371-4875; scrain@littlerock.gov Note: Plans must be stamped by a structural engineer licensed in the State of Arkansas. Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements and the Highway 10 Scenic Corridor Overlay District. July 18, 2019 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-9431 5 2. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comment. Planning Division: This request is located River Mountain Planning District. The Land Use Plan shows Office (O) for this property. The office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The applicant has applied for revised POD (Planned Office Development) to allow an expansion of an existing spa. This request is within the Highway 10 design overlay district. Master Street Plan: South of the property is Cantrell Road and it is shown as a Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial Street is to serve through traffic and to connect major traffic generator or activity centers within an urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class I Bike Path shown along the Cantrell Road. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or/and easement is recommended. Nine-foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). H. SUBDIVISION COMMITTEE COMMENT: (June 26, 2019) The applicant was not present. Staff presented the item to the committee and indicated comments would be sent to the applicant with the requirement for responses to be received by July 3, 2019. The committee forwarded the item to the full commission. I. ANALYSIS: Approval of this request would allow for the applicants to construct a yurt to expand the spa use on to this property. The proposed structure would require all July 18, 2019 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-9431 6 necessary permits. The applicant has stated the yurt will not have water or sewer service and will rely upon the existing structure for these facilities. The proposed expansion is a reasonable design solution to address the business needs of the spa to provide services to their customers—both the larger groups who would utilize this space and the individual clients who are seeking to experience a quieter and more serene environment. J. STAFF RECOMMENDATION: Staff recommends approval of the requested revision to the POD subject to compliance with the comments and conditions outlined in paragraphs D, E, and F and the staff analysis in the agenda staff report. PLANNING COMMISSION ACTION: (JULY 18, 2019) The applicant was present. There were no registered objectors present. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. 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 and 3 absent. July 18, 2019 ITEM NO.: 7 FILE NO.: LA-0073-A NAME: West Highland Addition Lots 51, 52, 61, & 62 Revised Advanced Grading Variance LOCATION: 11,000 Kanis Road APPLICANT: Robert Vogel APPLICANT’S REPRESENTATIVE: Timothy Daters AREA: Approximately 4.1 acres CURRENT ZONING: C-2 VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Regulations to advance grade by clearing and filling approximately 4.1 acres. A. PROPOSAL/REQUEST: Applicant is requesting a revision of a previously approved variance from the Land Alteration Regulations to advance grade by clearing and filling approximately 4.1 acres of a 4.1acre property on the northside of Kanis Rd on the west side of Mason Road at 11,000 Kanis Road. The variance would allow staff to issue a grading permit for the advance grading activities without imminent construction. Fill material is proposed to be hauled to this site from a nearby construction project. A stormwater drainage pipe is proposed to be placed within the existing creek on the northside of the property to allow additional area to be cleared and filled. B. EXISTING CONDITIONS: The 4.1 acre property is undeveloped and tree covered. The property slopes to the north. The subject property is zoned C2. A small creek drains from the west towards the northeast across the property. East of the subject property is Mason Drive, a public right-of-way. East of Mason Drive is the Hilton Garden Inn which is zoned PCD. South of the subject property is Kanis Road. On the southside of Kanis Rd is the Rose Hill Nazarene Church located on R-2 zoned property along with 3 residential lots with houses zoned R2. West of the subject property are properties zoned PCD and R-2. Embassy Suites is located on a portion of the PCD zoned property and a single family home is located on the R-2 zoned property. North of the subject property are several office properties within the Office Park West subdivision zoned O-3. Construction is currently underway on the widening of Kanis Road from Shackleford Road to Embassy Suites Drive adjacent to the subject property. July 18, 2019 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: LA-0073-A 2 C. NEIGHBORHOOD COMMENTS: At the time of writing, staff has not been provided proof of notifications being mailed by the applicant to all adjacent property owners including those across streets and alleys. Staff has though received inquiries into the application from adjacent property owners. D. ENGINEERING COMMENTS: 1. A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 2. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 3. Storm water detention ordinance applies to this property to be provided in accordance with Chapter 29, Article IV. Design Criteria and Performance standards. Show the proposed location. 4. Per Sec. 29-197(2), the grading shall be expeditiously completed in a time frame not to exceed one (1) year in duration from the time work commences to installation of all final erosion control measures and vegetation. 5. Per Sec. 29-197(11), a permanent vegetative cover of suitable perennial grass shall be established over all disturbed areas. Where indicated by soil tests, pH adjustments and addition of fertilizer may be required. 6. At completion of land alteration activities, a minimum six (6) inches of suitable top soil shall be placed over all disturbed areas of permanent vegetation cover shall be established. 7. Per Sec. 29-197(12), periodic mowing, generally 2 times per year or more often if required by CLR shall be provided to encourage perennial grass growth. 8. Per Sec. 29-197(13), maintenance for the 2year period shall be guaranteed through posting of cash, surety bond or letter of credit as referenced in Sec. 31-431(2) at the time of final inspection of the advanced graded area. 9. Per Sec. 29-197(14), all required federal, state, and local permits and approvals shall be obtained prior to commencement of land alteration activities. 10. Public works staff must be contacted for inspection for final approval of site stabilization prior to acceptance and relinquishment of maintenance bond. July 18, 2019 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: LA-0073-A 3 11. The grading and drainage plan should be revised to take into account a constructed headwall near the north property line. Silt fence cannot be installed within the flow line of the creek. 12. Per Sec. 29-197(5), an undisturbed temporary buffer shall have a minimum width of 50 ft. and 80 ft. where the subject property is adjacent to other properties and arterial streets, respectively. Berms that obstruct views of the advanced graded area are allowed to be used in lieu of the temporary buffer. With the multi-story hotel located to the east, without the buffer will views of the advanced graded area be obstructed? Provide a line of sight illustration from the west and east properties. 13. Where is the source of fill material? 14. What controls will be utilized to prevent dumping of undesirable material(s) at completion? E. PLANNING STAFF COMMENTS: No comments. F. SUBDIVISION COMMITTEE: The applicant was not present representing the applicant. Staff presented an overview of the variance application to the committee. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. G. ANALYSIS: With this revised application, the applicant is proposing to clear and fill approximately 4.1 acres of the 4.1 acre property. The tree covered areas will be cleared and fill material will be hauled to the subject property from a nearby construction project. The construction project that will provide fill has not been identified. The gravel construction entrance for the project will be located off Kanis Road. The applicant has agreed that grading will occur expeditiously and the site will be stabilized within 1 year of the issuance of the grading permit for land alteration activities to commence. Any damage to city streets or infrastructure will be repaired by the applicant prior to the acceptance and release of the 2 year maintenance bond. The applicant now proposes to clear and grade additional area within the property near the northwest corner across the existing creek. Permits are required to be acquired from the appropriate federal, state, and local agencies for the placement of a pipe and fill within the creek. Kanis Road construction has begun along this portion of Kanis Road from Shackleford Rd to Embassy Suites Drive. July 18, 2019 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: LA-0073-A 4 The construction entrance will be taken from Kanis Road. Mud, dirt or any debris tracked on paved surfaces must be periodically removed. Erosion control devices will be used during grading operations. The property will be graded to sheet flow stormwater and not pond on the property except in the constructed detention facilities. Maintenance of erosion controls, detention facilities, and construction entrances will occur as needed during the grading period. Within 14 days of completion of the final grading, the disturbed area will be graded with 6 inches of top soil and seeded and vegetated with native grasses. When vegetation is established, the erosion control devices can then be removed. The applicant proposes to grade to all property lines and not maintain temporary undisturbed wooded buffers. The property will be filled to slope up from the west, north, and east property lines at 3:1. The subject property will be elevated from 6 to 10 ft. above the adjacent properties. Earthen berms are proposed to be constructed adjacent to Kanis Road on the south and Mason Road on the east. The established grassed slopes will be viewable from the adjacent properties. Very little of the interior cleared area will be viewable. Following tree removal, the property is proposed to be filled with approximately 15 ft. of fill material in the lowest areas. At the completion of filling activities, the property will slope downward towards the north. Soils will be stabilized with grass. Silt fence is shown to be installed adjacent to all cleared and graded areas. The entrance to the site will be secured following the filling operations to prevent undesired entrance. H. RECOMMENDATION: Staff recommends approval of the advanced grading variance request subject to compliance with the comments and conditions as outlined in paragraph D of the agenda staff report. In addition to paragraph D, the variance request is subject to compliance with the following conditions: 1. A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. PLANNING COMMISSION ACTION: (JULY 18, 2019) The applicant was present. There were no registered objectors present. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. 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 and 3 absent. July 18, 2019 There being no further business before the Commission, the meeting was adjourned at 5:10 p.m. Date Co-Chairman Secretary