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Home My WebLink Aboutpc_02 10 2022 LITTLE ROCK PLANNING COMMISSION SUMMARY AND MINUTE RECORD FEBRUARY 10, 2022 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present there being ten (10) members present. II. Members Present: Harold Betton Derick Brooks Todd Hart Marlon D. Haynes Kat Hodge Paul Latture Alicia McDonald Diana M. Thomas Michael Vickers Robby Vogel Members Absent: Open Position City Attorney: Shawn Overton III. Approval of the Minutes of the December 9, 2021 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION AGENDA FEBRUARY 10, 2022 OLD BUSINESS: Item Number: File Number: Title: A. Z-5817-K Cantrell West Retail Center – PCD 15122 Cantrell Road B. Z-7500-H Hamilton Station - PCD 14524 Cantrell Road C. LU2021-19-04 Land Use Amendment from O to C Southeast corner of Chenal Parkway and Chenal Valley Drive C.1 Z-9606 Rezoning from MF-24 and O-2 to C-3 Southeast corner of Chenal Parkway and Chenal Valley Drive D. Z-8259-A Baseline Road Shopping Center - PCD Southwest corner of Baseline Road and Reck Road E. Z-9640 PB General Holdings – PD-C 1105 Fair Park Blvd. F. Z-9642 Splash Carwash – PD-C 18021 Cantrell Road G. Z-7965-A Hayes Properties Enterprises – PCD 1417 S. Park Street NEW BUSINESS: Item Number: File Number: Title: 1. G-23-482 Alley Right-of-Way Abandonment Blocks 16 and 17 Gibraltar Heights Addition (700 and 800 Blocks of Atkins Street) Agenda, Page Two NEW BUSINESS: (Continued) Item Number: File Number: Title: 2. Z-9646 Berryhill Bed and Breakfast – Special Use Permit 38 Point West Circle 3. Z-8066-A Little Maumelle Water Reclamation Facility – Revised Conditional Use Permit Approximately 1 mile, north of the Cantrell Road / The Divide Parkway Intersection 4. Z-9648 Eagle Point Church – Conditional Use Permit Southwest corner of Mabelvale Pike and Sibley Hole Road 5. Z-5097-L Chenal Valley Commercial Lot 1R- PCD Southeast corner of Highway 10 and Chenal Parkway 6. Z-8978-A Lucy Self Storage – Revised Long-Form PD-C 10616 Stagecoach Road 7. Z-9480-B Integrated Psych Solutions - Revised POD 218 North McKinley Street 8. Z-9643 Williams – PD-R 4105 “A” Street 9. S-1885-A Chenal Valley Tract 9 – Revised Preliminary Plat West of the Chenal Parkway and Rahling Road Intersection 10. Z-9647 New Life POME Living, LLC. – Group Home – Special Use Permit 7 Stonecrest Circle 11. Z-9649 Frey Bed and Breakfast – Special Use Permit 400 North Palm Street 12. Z-9634-A Greenich Properties, LLC, Duplex – Conditional Use Permit 3717 West Capitol Avenue 13. Z-9653 MEO, LLC – Accessory Dwelling – Conditional Use Permit 228 Vernon Avenue Agenda, Page Three NEW BUSINESS: (Continued) Item Number: File Number: Title: 14. Z-9657 Davis Duplexes – Conditional Use Permit 3110 West 16th Street 15. Z-5936-Q Rezoning from C-3 to R-2 Northwest of the Northwestern corner of Chenal Parkway and Rahling Road 16. LU2022-15-01 Land Use Amendment in the Geyer Springs West District from LI, Light Industrial to C, Commercial; Northwest corner of Mabelvale Pike and Sibley Hole Road 16.1 Z-9655 Rezoning from R-2 to C-3 and OS Northwest Corner of Mabelvale Pike and Sibley Hole Road 17. Z-3218-A 10th and McMath – Short Form PCD – Revocation Southeast corner of East 10th Street and McMath Avenue 18. Z-2333-D Ellis Short-Term Rental – PD-C 900 West 15th Street 19. Z-4470-N Wellington Hills Storage – PD-C 100 Block of Wellington Hills Road 20. Z-9654 Burk Short-Term Rental – PD-C 2812 West 7th Street 21. Z-9656 Midtown Premium Properties, LLC – PRD 3501 Kavanaugh Blvd. 22. Z-9662 Club Empire Private Club – PD-C 3315 West Roosevelt Road February 10, 2022 ITEM NO.: A FILE NO.: Z-5817-K NAME: Cantrell West Retail Center – PCD LOCATION: 15122 Cantrell Road DEVELOPER: Rees Commercial 11719 Hinson Road, Suite 130 Little Rock, AR 72212 OWNER/AUTHORIZED AGENT: Two Rahling Centre, LLC – Owner Holloway Engineering/Jess Griffin – Agent SURVEYOR/ENGINEER: Holloway Engineering, Surveying & Civil Design, PLLC 200 Casey Drive Maumelle, AR 72113 AREA: 3.803 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 1 CENSUS TRACT: 42.05 CURRENT ZONING: R-2 and PD-O Variance/Waivers: 1. Variance to allow two (2) ground-mounted, monument type signs. 2. Variance to allow more than 30% of land use buffers to be disturbed. BACKGROUND: On July 16, 2020, the Planning Commission voted to approve a request to rezone this property from PD-O and R-2 to PCD, to allow the property to be subdivided into three (3) lots with a restaurant development on each lot. The rezoning request was denied by the Board of Directors. February 10, 2022 ITEM NO.: A (Cont.) FILE NO.: Z-5817-K 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant requests to rezone the property from PD-O and R-2 to PCD to allow a one (1) lot development including a 3,600 square foot restaurant building and a 20,012 square foot shopping center building. B. EXISTING CONDITIONS: The property is currently undeveloped. Some site work has taken place on the site in preparation of future site development. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with The City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 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 (measured as a constant distance from the centerline). 2. Due to the proposed use of the property, the Master Street Plan specifies that Rummel Road for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 3. A 20 feet radial dedication of right-of-way is required at the intersection of Rummel Road and Cantrell Road. 4. 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. 5. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Rummel Road including 5-foot sidewalks with planned development. The new back of curb should be placed 18 feet from the center of the street. Show on the plans the widening required on Rummel Road adjacent to the subject property. If width is sufficient, Rummel Road at Cantrell Road should be striped with a SB left turn lane. 6. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. A request for comments has been submitted to ARDOT, District 6. 7. Sidewalks with appropriate handicap ramps are required to be constructed along Cantrell Road in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. February 10, 2022 ITEM NO.: A (Cont.) FILE NO.: Z-5817-K 3 8. Driveway locations and widths do not meet the traffic access and circulation requirements of Section 30-43 and 31-210. The property does not have the required frontage of 750 feet on Cantrell Road to provide for two (2) driveways (per the Master Street Plan). The lots must share a single driveway access centered on the property line. A variance must be requested for driveways located closer than 300 feet to other driveways and intersections and 150 feet from side property line. 9. The width of driveways must not exceed 36 feet. A variance must be requested for driveways that exceed 36-feet in width. 10. 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. To grade the entire property for construction on part of the proposed site development such as the removal of trees adjacent to Rummel Road, an Advance Grading Variance must be requested. 11. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). 12. 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 the property owner's. 13. All public drainage easements must contain drainage infrastructure approved by the City of Little Rock Public Works Department. 14. 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. 15. Submit a Traffic Impact Study for the proposed project. Study should address trip generation and trip distribution for the development and also should take into account existing and projected traffic growth. 16. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. Particular consideration should be made to the Rummel Road driveway. 17. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 18. Retaining walls designed to exceed 15 ft in height are required to seek a variance for construction. Provide proposed wall elevations. 19. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as-built certification is required for construction of the retaining wall. February 10, 2022 ITEM NO.: A (Cont.) FILE NO.: Z-5817-K 4 E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer main extension required with easements if new sewer service is required for this project. Entergy: No comments received. CenterPoint Energy: No comments. AT & T: No comments received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. 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 February 10, 2022 ITEM NO.: A (Cont.) FILE NO.: Z-5817-K 5 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. 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, Fire Marshal Derek N Ingram, or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: 1. Site plan must comply with the City’s minimal landscape and buffer ordinance requirements and the Highway 10 Scenic Corridor Overlay District. 2. The Highway 10 frontage (front yard) shall consist of a minimum of forty (40) feet of landscaped area exclusive of right-of-way. The landscaped area shall contain February 10, 2022 ITEM NO.: A (Cont.) FILE NO.: Z-5817-K 6 organic and/or combined man-made/organic features such as berms, brick walls and dense plantings such that vehicular use areas are screened when viewed from an elevation of forty-two (42) inches above the elevation of the adjacent street. Trees shall be planted or be existing at least every twenty (20) feet and have a minimum of two (2) inches in diameter when measured twelve (12) inches from the ground at time of planting. Provide screening shrubs no less than thirty (30) inches in height at installation with an average linear spacing of not less at three (3) feet within the required landscape area. 3. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The property to the north is zoned R2. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the city, section 15-81. 4. Rear and side yards shall have a landscaped buffer averaging a minimum of twenty-five (25) feet from the property line. Preliminary Site Plan indicates parking located in the north buffer. 5. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 6. 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. 7. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). For developments with more than one hundred fifty (150) parking spaces the minimum size of an interior landscape area shall be three hundred (300) square feet. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 8. A landscape irrigation system shall be required as per Highway 10 site design and development standards. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. February 10, 2022 ITEM NO.: A (Cont.) FILE NO.: Z-5817-K 7 G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the River Mountain Planning District. The Land Use Plan shows Suburban Office (SO) for the requested area. The Suburban Office (SO) category shall provide for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. The application is to change the property from PDO (Planned Development Office) District and R-2 (Single-Family Residential District) to PCD (Planned Commercial Development) District to allow for the future development of commercial uses. The request is not consistent with the Land Use Plan. This site is in the Highway 10 Design Overlay District and subject to those regulations as well. The Land Use Plan shows Residential Low Density (RL) to the north. To the west, the Plan shows Park/Open Space (PK/OS) then Transition (T), north of Cantrell Road. To the south, across Cantrell Road is Residential Low Density (RL) and Transition (T). To the east, the Plan shows Suburban Office (SO) then Mixed Use (MX) and Commercial (C). The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The land to the north of the application area is vacant and wooded, while the RL land south of Cantrell Road is part of a developed single-family subdivision. The Park/Open Space (PK/OS) category includes all public parks, recreation facilities, greenbelts, flood plains, and other designated open space and recreational land. This area is the floodplain/floodway of Taylor Loop Creek. Transition (T) is a Land Use Plan designation that provides for an orderly transition between residential uses and other more intense uses. Transition was established to deal with areas which contain zoned residential uses and nonconforming nonresidential uses. A Planned Zoning District is required unless the application conforms to the Design Overlay standards. Uses that may be considered are low- density multi-family residential and office uses if the proposals are compatible with quality of life in nearby residential areas. The uses in the Transition area north of Cantrell Road are office. South of Cantrell Road there is a private school, office and residential structure in the Transition area. The Suburban Office (SO) category shall provide for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. This area has offices as well as a drive-thru restaurant. The Mixed use (MX) category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. Several retail commercial uses are located in the MX area. The Commercial (C) category includes a broad range of retail and wholesale sales of February 10, 2022 ITEM NO.: A (Cont.) FILE NO.: Z-5817-K 8 products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The Commercial area consists of a couple retail strip-centers and stand-alone retail businesses. Master Street Plan: To the south is Cantrell Road and it is shown as a Principal Arterial on the Master Street Plan. To the west is Rummel Road, it is a Local Street on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the 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. Local Streets that are abutted by non- residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class I Bike Path is shown along Cantrell Road. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of- way or an easement is recommended. Nine-foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). H. ANALYSIS: The applicant proposes to rezone the 3.803 acre property located at 15122 Cantrell road from “PD-O” Planned District – Office and “R-2” Single Family Residential to “PCD” Planned Commercial District. The property is located at the northeast corner of Cantrell Road and Rummel Road. The rezoning is requested to allow a one (1) lot development to include a 3,600 square foot restaurant building and a 20,012 square foot shopping center structure. The proposed 3,600 square foot restaurant building will be located within the east quarter of the property. The restaurant use will include a drive-thru window on the building’s west side, with a menu board on the east side. Paved parking and internal drives will be located along all sides of the restaurant building. The proposed 20,012 square foot shopping center structure will be located within the west three-quarters of the property. Paved parking and internal access drives will also be located along all sides of the shopping center building. It appears that the applicant has designed the internal drives to accommodate a drive-thru window at the west end of the shopping center building. The applicant is requesting the following uses for the shopping center building: • C-2 permitted uses • Food store under 5,000 square feet of gross floor area, with sales of beer or wine February 10, 2022 ITEM NO.: A (Cont.) FILE NO.: Z-5817-K 9 • Private club with dining or bar service The applicant notes that the hours of operation will be as follows: Restaurant building – 6:00 a.m. to 12:00 a.m., Daily Shopping Center building – 6:30 a.m. to 11:00 p.m., Monday – Saturday – 6:00 a.m. to 9:00 p.m., Sunday “We believe the vast majority of the tenants will be opening later and closing earlier than the times stated.” “If there is an all night pharmacy or urgent care medical, they would need to stay open all night.” The applicant notes that the buildings will have maximum heights of 35 feet. The applicant also notes that the buildings’ exterior façade construction will consist of a combination of brick, stone, glass and metal. The applicant is showing a 4,015 square foot area for outdoor storage along the west property line. The site plan notes that this area will be screened. Staff does not support the use of an outdoor storage area. The proposed site plan shows two (2) driveways from Cantrell Road. Each driveway will have a width of 36 feet. The applicant proposes to have one (1) driveway from Rummel Road at the northwest corner of the site. This driveway will be a gated emergency access driveway. The gated area will include a Knox box for emergency access. The proposed site plan shows a total of 109 off-street paved parking spaces. The proposed uses would typically require 102 parking spaces. The proposed number of parking spaces should be sufficient to serve the proposed buildings. The proposed site plan shows two (2) dumpster locations for the proposed buildings. The applicant notes that the dumpster areas will be screened as per ordinance requirements. The applicant also notes that all site lighting will be low-level and will not reflect onto adjacent properties. The applicant is proposing two (2) ground-mounted, monument-type signs along the Cantrell Road frontage, one (1) at each driveway location. The signs will have maximum heights of 10 feet and maximum sign areas of 100 square feet. Sections 36-346 (f) (1) and (2) of the City’s Zoning Ordinance (Highway 10 DOD) allow one (1) February 10, 2022 ITEM NO.: A (Cont.) FILE NO.: Z-5817-K 10 ground-mounted, monument-type sign per development or building site. Therefore, the applicant is requesting a variance to allow a second ground-mounted sign. Staff supports the variance request. The applicant notes that the land use buffers along the north and east perimeters average at least 25 feet wide. Section 36-521 requires that a minimum of 70 percent of land use buffers be undisturbed. The applicant notes that more than 30 percent of the required buffers will be disturbed and is requesting a variance. Staff does not support this variance request. There are numerous parking spaces located within the rear and east side 25 foot buffer areas. Staff does not believe that the proposed buffers meet with the spirit and intent of the ordinance. The proposed site plan shows a stormwater detention paved along the Cantrell Road frontage at the southwest corner of the overall site. A detailed hydrology and hydraulic analysis which complies with all codes and manuals must be submitted prior to release of a building permit for any construction on this site. The applicant submitted a traffic study for the proposed site development. The traffic study concluded the following: “The conclusion of traffic operational findings associated with this study is that additional traffic expected to be generated by the proposed Cantrell West development can be accommodated by the existing adjacent roadway and the access drives as proposed without discernable impact on traffic flow in the vicinity. Additionally, the site is well designed with two well-spaced access drives along Cantrell Road and very good accommodation for internal vehicular circulation. Ingress, egress and internal vehicular circulation are expected to operate well with minimal to no vehicle queuing issues at the site access drives or on Cantrell Road.” The proposed site plan indicates a 10 foot wide open cut along the north property line. According to the Planning and Development Engineering Division: “The hillside vertical cut should be placed at least 10 ft. from the north property line to provide evergreen plantings and a swale to divert stormwater per the following requirements found in CLR Code Sec. 29-190: • Terraces shall be landscaped with dense evergreen plantings sufficient to screen the cut or fill slope. The terrace may be sloped to drain up to one (1) foot in ten (10) feet of width. February 10, 2022 ITEM NO.: A (Cont.) FILE NO.: Z-5817-K 11 • Development shall be planned to fit topography, soils, geology, hydrology, and other existing site conditions. • Provisions shall be made for safety against unstable slopes or slopes subject to erosion and deterioration. The city official may require certified geotechnical analysis for sliding and global stability safety. • The potential for soil loss shall be minimized by retaining natural vegetation wherever possible. • Appropriate provisions such as those in the stormwater management and drainage manual shall be used to accommodate stormwater runoff and soil loss occasioned by changed soil and surface conditions during and after development, including the use of vegetation and limitations on soil exposure.” Staff does not support the requested PCD rezoning. Staff does not believe the request is reasonable. Staff believes the proposed development is too intense for this site. The property is designated as “SO” Suburban Office by the City’s Future Land Use Plan and is located at the intersection of Cantrell Road and Rummel Road, a local/residential street which serves only single family residences and dead-ins approximately 3,000 feet to the northern. Additionally, the property is located adjacent to R-2 zoned property to the north and across Rummel Road to the west and northwest. The property across Cantrell Road contains single family residences and a small office zoned property. Staff believes that a less intense commercial or office use will be most appropriate for this property. I. STAFF RECOMMENDATION: Staff recommends denial of the requested PCD rezoning. PLANNING COMMISSION ACTION: (MAY 13, 2021) Jess Griffin was present representing the application. Mr. Griffin addressed the Commission and requested the application be deferred to the June 10, 2021 agenda. Mr. Griffin explained that the developer was working with the neighborhood to resolve issues. There was a motion and second to defer the application to the June 10, 2021 agenda. The vote was 10 ayes, 0 nays, 0 absent and 1 open position. The application was deferred. February 10, 2022 ITEM NO.: A (Cont.) FILE NO.: Z-5817-K 12 PLANNING COMMISSION ACTION: (JUNE 24, 2021) The applicant was not present. There were no persons registered in attendance. Staff informed the Commission that the applicant submitted a letter to staff on June 1, 2021 requesting this application to be deferred to the August 12, 2021 Planning Commission Agenda. Staff supported the deferral request. There was no further discussion. The item was placed on the Consent Agenda and deferred as recommended by staff. The vote was 10 ayes, 0 nays, 0 absent and 1 open position. PLANNING COMMISSION ACTION: (AUGUST 12, 2021) Staff noted that the applicant had informed staff that he is working with neighborhood representative to resolve issues associated with the proposed PCD zoning and site plan. Therefore, staff requested that this application be deferred to the October 14, 2021 agenda. There was no further discussion. The item was placed on the Consent Agenda and deferred as recommended by staff. The vote was 10 ayes, 0 nays, 0 absent and 1 open position. STAFF UPDATE: The applicant submitted a letter to staff on October 4, 2021 revising the PCD application as follows: “RE: Acceptable Zoning Uses for Cantrell West Shopping Center Location: 15100 & 15200 Cantrell Road, Little Rock, AR 72223 Date: October 1, 2021 1. All 0-3 Uses & Conditional Uses 2. All C-1 Uses & Conditional Uses except for the following: a. No Pawn Shop b. No Event Center c. No Seasonal and temporary sales, outside d. No Private club with dining and bar e. No School, commercial trade or craft February 10, 2022 ITEM NO.: A (Cont.) FILE NO.: Z-5817-K 13 3. Other Acceptable Uses: a. 15100 Cantrell Road-Sit Down Restaurant with drive through service with a 10:00 p.m. curfew and more than 50% revenue from a sit down customers) b. 15200 Cantrell Road--West End Cap of larger retail/office bldg.) - drive through window but no drive through food restaurant. All other drive through businesses for this west end cap are acceptable such as a pharmacy, medical clinic, dry cleaners, beverage shop, bank, coffee or tea store (no food), nutrition store (no food). c. Swimming Pool Sales & Supply - (No outside display or equipment) d. Outside storage next to Rummel Road. that is landscaped and has an 8 foot privacy fence on its perimeter. Access to Rummel Road will not to be used by this development as a driveway, entrance or exit except in emergencies. e. No time restriction or size limit on a quite business like a gym, pharmacy, medical office, donut or coffee shop. f. A snow cone stand is acceptable.” Staff continues to be non-supportive of the requested PCD rezoning with revisions. Staff continues to believe that the proposed development is too intense for this site. The applicant notes that a traffic study is being developed and should be presented to staff for review prior to the public hearing. Staff will update the Commission on this issue at the public hearing. PLANNING COMMISSION ACTION: (OCTOBER 14, 2021) Staff informed the Commission that the applicant failed to send the required notifications to surrounding property owners. Staff recommended the application be deferred to the November 18, 2021 agenda. The item was placed on the Consent Agenda and deferred as recommended by staff. The vote was 10 ayes, 0 nays, 0 absent and 1 open position. PLANNING COMMISSION ACTION: (NOVEMBER 18, 2021) The applicant was present. There were persons registered in opposition. Staff presented the item and a recommendation for denial as outlined in the “staff recommendation” above. The applicant deferred to the registered opposition. February 10, 2022 ITEM NO.: A (Cont.) FILE NO.: Z-5817-K 14 Grey Williams addressed the Commission in opposition to the application. He stated the developer and neighborhood has continued to work together regarding concerns related to the intersection at Rummell Road and Cantrell Road, the historical scenery along the Highway 10 corridor, multiple driveways to the site and similar developments in size within the area with only one access drive. The Commission asked why meetings with the developer did not yield a mutual agreement. The opposition replied they were close but issues remain regarding Rummell Road, and the number of driveways from Cantrell Road. The Commission asked a questions regarding the traffic study and if the neighborhood had a conflict with other businesses in the area with a single access drive. The opposition stated two access drives creates a traffic conflict and similar developments in the area share cross access easements. Mei Mei Brown addressed the Commission in opposition to the application. She expressed concerns regarding intensity, night time delivery, trash removal, operating hours, similar uses in the area, safety and emergency exit from Rummell Road. The Commission asked if one driveway would satisfy her concerns. Ms. Brown replied, no, she would prefer to see updated uses for the site. The Commission asked Ms. Brown how close she lived to the site. She replied, across the street. Ken Harrison, President of the neighborhood association, addressed the Commission in opposition to the application. He supported staff’s recommendation of denial, spoke regarding the land use plan/zoning not appropriate for a strip center. Richard Stoker addressed the Commission in opposition to the application. He stated he would be satisfied if the developer reduced the driveways to Cantrell Road from two (2) to one (1). The Commission asked if the City had plans for Rummell Road improvements. Staff replied ARDOT controls access along Highway 10, the City controls improvements for Rummell Road and there are no street improvements planned for Rummell Road at this time. Ernie Peters addressed the Commission is support of the application. He spoke regarding the traffic study conducted by his firm. There was general discussion of the By-Laws regarding deferrals. Chris Stuart, Attorney for the applicant, requested to defer the application to the January 13, 2022 meeting. A motion was made to defer the application to the January 13, 2022 agenda. The motion was seconded. The vote was 8 ayes, 0 nays, and 3 absent. The application was deferred. February 10, 2022 ITEM NO.: A (Cont.) FILE NO.: Z-5817-K 15 STAFF UPDATE: The applicant submitted a revised site plan and proposed use list to staff on December 9, 2021. The revised site plan increases the size of the proposed restaurant building, within the east portion of the site, from 3,600 square feet to 5,200 square feet. The revised site plan eliminates the drive-thru for the proposed restaurant building. Parking has been added on all sides of the restaurant building where the drive-thru lanes previously existed. It appears that all other aspects of the proposed site plan remain unchanged. The applicant has also updated the proposed use list for the project. The uses as now proposed are shown as, “Attached A” as provided with the staff report. Staff continues to be non-supportive of the requested PCD rezoning with revisions. Staff continues to believe that the proposed development is too intense for this site. PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022) John Rees, Ernie Peters, and Chris Stewart, were present, representing the application. There were six (5) objectors present online. Staff presented the application with a recommendation of denial. Jim Brown addressed the Commission in opposition to the application. He stated that he and other homeowners had met with the developer and attempted to make accommodations for both sides to be satisfied. He stated he did not believe the proposed development did not conform to the current zoning of the area. Greg Williams addressed the Commission. He stated that he and his neighbors had met with the developer and that the current version of the traffic study issued by the developer’s team was inaccurate. He stated that the line of site drawings provided by the developer did not accurately depict the actual conditions and the measurements were displayed correctly. He stated that he and his neighbors opposed the development. Richard Stoker addressed the Commission. He stated that they had been working a year on a list of land use plans for the site and that the most concerning part of the development was the lack of emergency access provided to the development. Dawn Prasifka addressed the commission. She stated that the land development plan does not match what is being presented by the developer and that the area does not need another project with similar use in the area. John Rees addressed the commission as applicant in support of the development. He stated that he and his team had conducted several meetings with neighboring homeowners and that he has made every effort possible to accommodate their concerns. He stated that he had February 10, 2022 ITEM NO.: A (Cont.) FILE NO.: Z-5817-K 16 already reduced the size of the restaurant, removed the drive through, parking, and reduced the overall square footage of the project as a whole. He stated that he did not understand what additional concessions he could make to get the support of the neighbors. Ernie Peters addressed the commission. He stated that he had performed a traffic study for the developer and that the site plan currently has a reduced traffic flow impact on the area along with a reduction of drives to minimize traffic flow conflicts. He also stated that the site distance was approved by the Arkansas Highway Department and that it is as efficient as could be design for that site. Chris Stewart addressed the commission as attorney for the developer. He stated that the developer and his team have conducted multiple meetings with the neighbors and made every reasonable accommodation they could to be a positive partner in the area. There was a general discussion between Director Collins, Administrator Moore, and commissioners Hodge, Hart, and Vogel concerning the intensity of the site, the land use plans, traffic study differential variables used by the engineers, and the future growth patterns of the Cantrell Road Corridor. There was a motion to approve the application subject to all comments and conditions in the staff report, except the recommendation of denial. The motion passed by a vote of 8 ayes, 2 nays, 0 absent, 1 open position. The application was approved. February 10, 2022 February 10, 2022 ITEM NO.: B FILE NO.: Z-7500-H NAME: Hamilton Station – PCD LOCATION: 14524 Cantrell Road DEVELOPER: Pinnacle Valley Shoppes, LLC John Rees 11719 Hinson Road, Suite 130 Little Rock, AR 72212 OWNER/AUTHORIZED AGENT: Pinnacle Valley Shoppes, LLC - Owner Jess Griffin - Agent SURVEYOR/ENGINEER: Jess Griffin, PE 11719 Hinson Road, Suite 130 Little Rock, AR 72212 AREA: 10.67 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 1 CENSUS TRACT: 42.05 CURRENT ZONING: PCD and R-2 VARIANCE/WAIVERS: None requested. BACKGROUND: On August 31, 2017 the Planning Commission denied a proposed rezoning of this property titled The Hamilton Apartments Long-form PD-R, a proposed 250 unit multifamily development. The applicant appealed the Planning Commission’s decision to the Board of Directors, but that request was withdrawn by the applicant. On June 8, 2020 the applicant filed a second rezoning request for The Hamilton Apartments – PD-R. On September 24, 2020 the Planning Commission withdrew the PD-R rezoning at the request of the applicant. February 10, 2022 ITEM NO.: B (Cont.) FILE NO.: Z-7500-H 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant requests to rezone the property from R-2 and PCD to PCD to allow a mixed use commercial and mini-warehouse development. B. EXISTING CONDITIONS: The property is currently undeveloped and partially tree covered. Some site work has taken place, with fill material being placed on the site. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. A grading permit must be obtained prior to initiation of work. Grading Permit applications are found at https://www.littlerock.gov/city-administration/city- departments/public-works/. Grading permits are issued by the Planning and Development Dept. at 723 West Markham Street after approval of erosion control plan and soil loss calculations. Also, obtain prior approval from the Zoning Division at 371-4864. Contact Planning and Development Dept., Civil Engineering Private Development at 501-918-5348 or at 501-399-3470 or CEPermits@littlerock.gov to schedule an appointment for issuance or to answer any questions. Permit cost is based on total project area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for the first acre and $100.00 for each additional acre for project greater than 1 acre. 2. A Special Flood Hazard Development Permit is required to be obtained to prior to beginning construction. The Special Flood Hazard Development Permit application can be found at https://www.littlerock.gov/city- administration/city-departments/public-works/. Special Flood Hazard Development Permits are issued by the Planning and Development at 723 West Markham Street and no fee collected for issuance. Contact Planning and Development Dept. Civil Engineering Private Development at 501-399- 3470 or CEPermits@littlerock.gov to schedule an appointment for issuance or to answer any questions. 3. The property or portion of the property lies within the 100 year floodplain. The lowest finished floor (including basement) of the proposed structure must be elevated to at least 1 foot above the base flood elevation. Attendant utility and sanitary facilities must be elevated to above the base flood elevation. February 10, 2022 ITEM NO.: B (Cont.) FILE NO.: Z-7500-H 3 The finished floor elevation of at least 1 foot above the base flood elevation must be shown on the grading plan and all final plats. 4. Any work involving one (1) or more acres of disturbed area requires a State of Arkansas NPDES permit. Contact the Arkansas Department of Environmental Quality, NPDES branch at 501-682-0744 for applications and information about General Stormwater Discharge Construction Permit #ARR150000. 5. A substantial area of the site lies within the regulated floodway and floodplain of Rock 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. 6. 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. 7. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 8. Provide a Sketch Grading and Drainage Plan per Sec. 29.186(e). 9. Provide stormwater detention location. 10. The existing driveway creates left turn conflicts with Jerry Drive. Due to the proposed traffic volumes, the existing driveway should be relocated to align with Jerry Drive to alleviate the unsafe driving condition. Show Jerry Drive on the southside of Cantrell Road on the site plan. This can remain if ARDOT is planning on building a median or wall. 11. Will the east driveway serve as an emergency access only or will it provide a second access for apartment occupants and staff? 12. Obtain approval from the property owner for the east driveway thru the adjacent property. Show on plan a shared access easement to Cantrell Road. 13. Submit a Traffic Impact Study for the proposed project due to the amount of vehicular traffic on Hwy 10 and the amount of left turn movements. Study should address trip generation and trip distribution for the development and also should take into account existing and projected traffic. 14. Access easements should be obtained for access to the property through other private properties. The west access at the Taylor Loop Road intersection is proposed to be taken thru an existing parking lot or service easement not constructed to a private commercial street standard. The existing service easement has 9 uncontrolled curb cuts, backout parking spaces, and no pedestrian access to new and existing development. February 10, 2022 ITEM NO.: B (Cont.) FILE NO.: Z-7500-H 4 15. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 16. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 17. A right turn lane should be constructed on Cantrell Road for the east driveway and the taper extended to the adjacent property's driveway. The right turn lane should consist of 100 ft taper and 50 ft stack. 18. The existing service easement cannot be used for vehicle backing. All parking spaces backing into the service easement must be removed or a variance requested. The easements should be constructed to commercial street standard with sidewalks. 19. All signage and striping must comply with MUTCD. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Retain easements for existing sewer mains. Entergy: No comments received. CenterPoint Energy: No comments. AT & T: No comments received. Central Arkansas Water: 1. CAW has critical, large, raw water lines on this property that are used to supply water to the treatment plant. Field locate the lines and indicate location of the lines on the plan. Include water line easements on the plan. Field verify depth of pipelines. 2. Indicate existing and proposed contours on the plan. Fill will not be allowed in the easement. If cuts are required, maintain a minimum of 36-inches of fill over the pipelines. 3. No structure or footing shall be located within the easement or within 15-ft of the pipelines. 4. Owner to provide a geotechnical engineer to examine the site to study the potential increased loads on the pipes due to fill, adjacent structures and dynamic loads during and after construction, and provide recommendations to minimize additional burden on the pipes that are acceptable to CAW. 5. Final site and grading plan to be reviewed for approval by CAW. February 10, 2022 ITEM NO.: B (Cont.) FILE NO.: Z-7500-H 5 6. All construction work, including earthwork, shall be observed by CAW. Contact CAW, Andrew Pownall, prior to any work in this area. 7. 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. 8. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 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. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. 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. February 10, 2022 ITEM NO.: B (Cont.) FILE NO.: Z-7500-H 6 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. 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 Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: 1. Site plan must comply with the City’s minimal landscape and buffer ordinance requirements. 2. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the city, section 15-81. The average width of the lot is approximately 800 feet. A minimum forty- eight (48) foot buffer is required adjacent to the R-2 zoned property to the west. February 10, 2022 ITEM NO.: B (Cont.) FILE NO.: Z-7500-H 7 Screening requirements will need to be met adjacent to the north, east, and west R-2 zoned properties. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street, highway or freeway. This strip shall be at least nine (9) feet wide. Provide trees with an average linear spacing of not less than thirty (30) feet within the perimeter planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter planting strip. 4. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas not open to public parking. These areas shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. 5. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). For developments with more than one hundred fifty (150) parking spaces the minimum size of an interior landscape area shall be three hundred (300) square feet. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for e very twelve (12) parking spaces. 6. A landscape irrigation system shall be required for developments of one (1) acre or larger. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments. Planning Division: The request is in the River Mountain District. The Land Use Plan shows Transition (T) for the requested area. Transition (T) is a land use plan designation that provides for an orderly transition between residential uses and other more intense uses. Transition was established to deal with areas which contain zoned residential uses and nonconforming nonresidential uses. A Planned Zoning District is required unless the application conforms to the Design Overlay standards. Uses that may be considered are low-density multi-family residential and office uses if the proposals are compatible with quality of life in nearby residential areas. The application is to rezone from PCD (Planned Commercial Development) District and R-2 (Single Family District) to PCD (Planned Commercial Development) District to allow for the development of retail, office/warehouse and mini-storage on the site. February 10, 2022 ITEM NO.: B (Cont.) FILE NO.: Z-7500-H 8 Surrounding the application area, the Land Use Plan shows Commercial (C) to the southwest of the site along Cantrell Road. Mixed Office Commercial (MOC) is shown to the southeast of the site along Cantrell Road. Park/Open Space (PK/OS) land use is shown to the north of the site. The Residential Low Density (RL) is shown to the west and north (across the Park/Open Space area) from the application area. The Commercial (C) category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The Commercial area to the north is a mix of retail centers and buildings. The Mixed Office Commercial (MOC) 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. This area to the southeast of the site is a retail center and restaurant. The Park/Open Space (PK/OS) category includes all public parks, recreation facilities, greenbelts, flood plains, and other designated open space and recreational land. This area is floodplain/floodway of the Creek. The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. To the west is a single-family subdivision and to the north of the creek are larger tract single-family houses along Pinnacle Valley Road. Master Street Plan: The site does not abut any public streets. Bicycle Plan: There is a Class I Bike Path that passed through the southwest corner of the site. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or an easement is recommended. Nine-foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). H. ANALYSIS: The applicant proposes to rezone the 10.67 acre property located at 14524 Cantrell Road from “R-2” Single Family District and “PCD” Planned Commercial District to “PCD” Planned Commercial District. The property is located immediately north of the existing commercial developments at 14524 through 14810 Cantrell Road. The property is not located in the Highway 10 Design Overlay District. The rezoning is requested to allow a mixed commercial and mini-warehouse development. The proposed development will consist of a multi-tenant commercial building within the west half of the property and four (4) mini-warehouse buildings (including February 10, 2022 ITEM NO.: B (Cont.) FILE NO.: Z-7500-H 9 boat/RV storage within the east half of the property. The proposed buildings and phases are as follows: Phase 1 – 40,000 square foot (one story) multi-tenant commercial building and associated drives and parking Phase 2 – 45,900 square foot (three story) mini-warehouse building and associated drive and parking Phase 3 – 51,000 square foot (three story) mini-warehouse building – 26,250 square foot (one story) Boat/RV and mini-warehouse building – 9,500 square foot (one story) Boat/RV storage building – Associated drives and parking, including two (2) outdoor areas of boat/RV parking The applicant notes that the three (3) story buildings will have a maximum height of 60 feet. All buildings utilized will have a maximum height of 35 feet. The buildings for Boat/RV storage will be completely enclosed buildings. The applicant is proposing the following uses for the development: • C-3 permitted uses (westernmost building) • C-3 conditional uses (westernmost building) • Mini-warehouse (middle two buildings) • Boat/RV storage (easternmost two buildings) • Outdoor Boat/RV storage (adjacent to easternmost building) • Multifamily Residential will not be a permitted use. The applicant notes that the hours of operation will be as follows: “Normal business hours: 7:00 a.m. – 10:30 p.m. daily, if open during the hours between 10:30 p.m. and 7:00 a.m. all businesses shall not annoy or disturb the quietness, comfort or peace of any resident adjacent to the development.” The main entrance to the proposed development will be at the southwest corner of the overall property, through the Pinnacle Creek Shopping Center property at 14810 Cantrell Road. An auxiliary entrance will be located near the southeast corner of the development. A minimum of 133 parking spaces is typically required for a 40,000 square foot mixed use commercial development. The applicant is February 10, 2022 ITEM NO.: B (Cont.) FILE NO.: Z-7500-H 10 proposing 158 parking spaces for the project. Staff believes the amount of parking proposed should be sufficient to serve the development. The applicant notes that there will be enhanced undisturbed buffer along the west property line. Low and mid-level evergreen plantings will be required within this area to help screen this development from the single family residences to the west. All other buffer and landscaped areas will conform with ordinance requirements. There will be a dumpster area located near the northwest corner of the developed area. The applicant notes that the dumpster area will be screened as per ordinance requirements. The applicant notes that all site lighting will be low-level and will not reflect onto adjacent properties. The applicant also notes that all signage will conform with Section 36-555 of the City’s Zoning Ordinance. Since the property has no direct street frontage, wall signs will be allowed on the south and east sides of the multi-tenant commercial building and the south side of the Phase 2 mini-warehouse building. A ground- mounted sign will be allowed at the entry drive at the southwest corner of the development. The applicant is proposing an access easement and bike path construction at the southwest corner of the development. The bike path will be constructed as per Master Street Plan requirements. Floodway is located along the north and east property boundaries. Any portion of the proposed development will be located at least 25 feet back from the floodway. A stormwater detention area with easement will be located at the northwest corner of the development. The applicant submitted a traffic study for the proposed development to staff. The traffic study concluded the following: “The traffic associated with the development of Hamilton Station has minimal impact to the traffic operations at the intersection of Cantrell Road and Taylor Loop Road.” The Department of Planning and Development staff engineer agrees with the conclusions of the traffic study from the consultant. The applicant provided responses and additional information to all issues raised during the staff’s review of the application. To the staff’s knowledge, there are no February 10, 2022 ITEM NO.: B (Cont.) FILE NO.: Z-7500-H 11 outstanding issues. The applicant is requesting no variances with the proposed PCD rezoning. Staff is supportive of the requested PCD rezoning to allow a mixed use commercial and mini-warehouse development. Staff views the request as reasonable. The property is located in an area of mixed uses and zoning, with commercial developments adjacent to the property to the south along Cantrell Road. With measures taken to increase land use buffers and decrease light and noise, staff believes the proposed development will have no adverse impact on the surrounding properties. The applicant provided the following additional information on the proposed development, regarding an agreement made between Pinnacle Valley Shoppes, LLC (property owner) and Ison Creek Development, LLC (neighbor to the west): “Essentially, the owners, Keith Wingfield and myself, created a legally binding agreement in August of 2015 to allow for both developments to co-exist in support of each other and to protect the future residents. This agreement included a 41' natural buffer easement, emergency and access easement and certain landscaping/fencing. We intend to uphold this agreement and will implement it to the letter. Our recent development site plan has changed some but is still the same type of office warehouse/retail development but without the 2 story office building which the neighborhood would more than likely be against. Our new development we think is a lot more pleasing to them than the one both Keith and I agreed to back in 2015. Furthermore, we have recently met with Keith and Jeff Hankins, that live in Keith's residential development and have agreed to the following additional conditions: • Enhanced 41' buffer with additional understory trees within the east 10' • Screen anything on the roof (such as a/c units) • Vines planted at the base of the wall • 6' Evergreen plantings to act as a screen w/guard rail or 6 foot opaque fence (instead of 8' fence cited in attached agreement) • Restrict the hours of deliveries and dumpster pickup between the hours of 7am - 7pm February 10, 2022 ITEM NO.: B (Cont.) FILE NO.: Z-7500-H 12 • 2 year warranty on all plantings for screening and enhanced buffer • Pipe all site drainage away from the 41' buffer.” I. STAFF RECOMMENDATION: Staff recommends approval of the requested PCD zoning, subject to compliance with the comments and conditions outlined in paragraphs D, E and F, and the staff analysis, in the agenda staff report. PLANNING COMMISSION ACTION: (NOVEMBER 18, 2021) The applicant was present. There were two (2) person present in opposition to the application. The applicant requested to defer the application to the January 13, 2022 agenda. The motion was seconded. The vote was 8 ayes, 0 nays, and 3 absent. The application was deferred. STAFF UPDATE: The applicant submitted a revised site plan to staff on December 9, 2021. The revised site plan adjusts the building footprints within the east portion of the overall property. The revisions are as follows: • The largest mini-warehouse building located near the center of the property has been reduced in height from three (3) stories to two (2) stories, with a maximum height of 50 feet. The total building area has been reduced from 96,900 square feet to 95,550 square feet. The first floor of this building will be office/warehouse use or mini-warehouses, with the second floor being mini-warehouses. • The next building to the east will be a one-story structure and be used for mini-warehouses and/or boat/RV storage. This building has been reduced from 26,250 square feet to 15,750 square feet. • The easternmost building will be a one-story structure and be used for mini-warehouses and/or boat/RV storage. This building has been reduced from 9,500 square feet to 8,750 square feet. • Driveways and parking within this east portion of the property have also been slightly modified. • The dumpster area near the northwest corner of the development has been moved further east. February 10, 2022 ITEM NO.: B (Cont.) FILE NO.: Z-7500-H 13 To staff’s knowledge, all other aspects of the property development remain as noted in the above “Analysis”. Staff continues to support the application as previously noted. PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022) John Rees, Ernie Peters, and Chris Stewart, and Jess Griffin were present, representing the application. There were six (5) objectors present online. Staff presented the application with a recommendation of denial. Jeff Hankins addressed the Commission in opposition to the application. He stated that he had submitted a petition signed by over 500 neighboring landowners who were against the development. He stated that they had met with the developer and that the map presented was misleading, the images of the site were inaccurate, the buffers were actually smaller than depicted, the development would be detrimental to the surrounding properties, and that the developer was unwilling to make any real concessions. John Rees addressed the commission as the applicant. He stated that he purchased the property several years ago with an agreement to allow access to the adjacent property. He stated that he has agreed to provide additional buffering adjacent to the neighboring landowners as agreed and that he would gladly make any other concessions needed to get the project built. He stated that he intended to provide enhances thirty (30) buffers which include additional trees and evergreens. Chris Stewart addressed the commission as attorney for the developer. He stated that according to Arkansas law the developer has the right to develop the property as they see fit as long as it meets the zoning ordinances for the area. He stated the neighboring land owners had the right and opportunity to review any records concerning the surrounding properties prior to purchasing their lands or house. Jess Griffin addressed the commission as project engineer. He stated that the property was already surrounded by similar types of developments and that this project was conforming to the uses in the area. Ernie Peters addressed the commission. He stated that the development had been underway for several years and that current plan will generate far less traffic volumes than previously proposed projects for the site. City Attorney Shawn Overton addressed the commission. He stated that any legal agreements or documents between the developer and former owners of the property are not applicable to the commissions considerations of zoning uses for this property. There was a general discussion between Director Collins, commissioners Vickers, Haynes, Thomas, Latture, and Brooks concerning the City’s Future Land Use Plan, February 10, 2022 ITEM NO.: B (Cont.) FILE NO.: Z-7500-H 14 current Adopted Zoning Map, neighbors’ rights, and the proposed 30’ buffers to the site with additional landscaping. There was a motion to approve the application subject to all comments and conditions in the staff report. The motion passed by a vote of 7 ayes, 3 nays, 0 absent, 1 open position. The application was approved. February 10, 2022 ITEM NO.: C FILE NO.: LU2021-19-04 Name: Land Use Plan Amendment – Chenal Planning District Location: Southeast Corner of Chenal Parkway and Chenal Valley Drive Request: Office (O) to Commercial (C) Source: White – Daters & Associates, Inc., 24 Rahling Circle PROPOSAL / REQUEST: Applicant requests a Land Use Plan amendment from Office (O) to Commercial (C) on an approximate 34.75-acre unplatted parcel located on the southeast Corner of Chenal Parkway and Chenal Valley Drive in the Chenal Planning District. The western most part of the subject site, where lands front Chenal Parkway, is within the Chenal Overlay District. The existing Office land use designation represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The proposed Commercial land use designation allows for a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. This land use amendment application is accompanied by a zoning map amendment request. It is the applicant’s intent to rezone the site to a General Commercial District (C3) zoning designation (File No. Z-9606). EXISTING LAND USE AND ZONING: The subject site is part of an urban area of commerce where the City anticipated higher intensity development to occur. This area is supporting the needs of the western expansion of detached single-family homes and multi- family projects in Little Rock. Lands in this area are primarily Figure 1. Zoning February 10, 2022 ITEM NO.: C (Cont.) FILE NO.: LU2021-19-04 2 zoned for Commercial and Office Developments, with Multi-Family (PDR) and Single Family (R2) surrounding the perimeter of the Rahling Road and Chenal Parkway corridor. The subject site is part of a large swath of land in the Rahling/Chenal Parkway corridor zoned Office (O2). North of the subject site, across Rahling Road are additional O2 zoned lands. Approximately 24-acres, these O2 zoned lands would remain for Office developments south of Chenal Valley Drive. East of the site is a Planned Residential Development (PRD), the PRD is a multi-family development (Vallor condominiums). In addition, there is a Multi Family (MF24) project (Pinnacle Park at Chenal Valley) along the southeast boundary. South of the site, northeast of the intersection of Chenal Parkway and Rahling Road are vacant wooded lands zoned Neighborhood Commercial (C3). West of the site, across Chenal Parkway on lands zoned Multi-Family (MF6) and Single-Family (R2) is a large detached single family residential development built around a private golf course. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: At the time the City’s Land use Plan was crafted, it envisioned Commercial Land Uses in Chenal Planning District to be concentrated at the Cantrell Road/Chenal Parkway and Rahling Road/Chenal Parkway intersections, with smaller commercial areas proposed at intersections of major roads. The site is within a high intensity land use corridor, where Commercial and Office uses dominate the landscape. The subject site is part of a larger swath of Office designated lands in the northern most part of the Chenal/Rahling Road development corridor. North of the subject site, on lands across Chenal Valley Drive, are additional lands designated for Office. Only a small single parcel of these lands has been developed – with a public institutional land use (Fire Station No. 21). To the northeast of the subject site, but south of Chenal Valley Drive, there is a significant remanent of the subject parcel that would remain designated Office and available for development. East of the site is situated a significant amount of Residential High (RH) designated lands where the aforementioned multi- family projects were developed. Figure 2. Figure 2. Comprehensive Plan February 10, 2022 ITEM NO.: C (Cont.) FILE NO.: LU2021-19-04 3 illustrates that there are additional lands to accommodate the potential for multi- family development. South of the site are about 15 acres of Commercial designated lands – with frontage along Rahling Road and limited frontage along Chenal Parkway, vacant and available for development. Approval of this application would extend the Commercial frontage along Chenal Parkway from about a tenth of a mile to about a fourth of a mile. The lands would be within the Chenal Overlay District. Lands west of the site have been developed with residential. Across Chenal Parkway, to the northwest is a gated community of detached single-family homes surrounding a golf course, designated Residential Low. South of these lands are some PK/OS lands that were developed with elements of the golf course. Further south are Residential High lands that have been developed with a multi-family condominium development (Chenal Woods). Just south of this site at the intersection of Rahling Road and Chenal Parkway is a small Office designated parcel where the previous headquarters to Bank OZ was developed. MASTER STREET PLAN: The site is bound to the north by Chenal Valley Drive, designated a Collector Street in the Master Streets Plan. The primary function of a Collector is to provide a traffic connection from Local Streets to Arterials or to activity centers, with the secondary function of providing access to adjoining property. The Collector system should not be continuous but should direct traffic to Arterials. This class of road is generally at a spacing of a quarter to a half- mile. The site is immediately adjacent to Chenal Parkway, designated as a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within an urbanized area. Lower design standards are required for Principal Arterials compared to Expressways. Since these roads are designed for through traffic and are generally located three or more miles apart, dedication of additional right-of-way is required to allow for future expansion to six through lanes plus left and right turn lanes. Figure 3. Master Street Plan February 10, 2022 ITEM NO.: C (Cont.) FILE NO.: LU2021-19-04 4 BICYCLE PLAN: There is no existing bicycle infrastructure along Chenal Parkway. There is an existing Class II Bikeway is along Chenal Valley Drive. The Class II Bike Lane on Chenal Valley Drive consist of a paved area on both sides of the roadway with a painted stripe separating the bikeway from motor vehicle traffic. A Class I Bikeway is proposed along Chenal Parkway. A Class I bikeway or "Bike Paths" are constructed and designed for the exclusive use of bicyclists. These paths are completely separated from motor vehicle traffic. Future development at this site may require dedication of right-of-way and may require street improvements. These routes may either be a smooth paved shoulder or a section of the paved roadway. PARKS: There are no city recognized parks in the immediate vicinity. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. ANALYSIS: The subject site is in a part of the Chenal Planning District that has seen significant development. The site is part of a land mass designated Office (O) on the Future Land Use Map. This category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. If this application is approved, nearly 1/3 of the total Office designated lands in the immediate area would remain for office development. The applicant is requesting a Commercial designation, which would not preclude Office development. The request to amend the Future Land Use Map to Commercial at the subject site would expand the amount of Commercial lands to the northeast of the intersection of Chenal-Rahling Road, increasing the capacity of Commercial development. Lands within the other three corners of the Chenal Parkway and Rahling Road have mostly been developed. This intersection serves as a major Commercial corridor for the City of Little Rock. At the next major intersection south of the site, Chenal Parkway and Rahling Road, Commercial and Office designated lands have been developed over the last decade by range of commercial and office uses. February 10, 2022 ITEM NO.: C (Cont.) FILE NO.: LU2021-19-04 5 The change in land use at the site would not eliminate in entirety the amount of lands designated for Office in this area, nor would the extension of the Commercial designation north onto these lands preclude Office developments. To the east of the subject site is a large swath of multi-family and planned residential developments, many targeted for seniors. Commercial at this site has the potential to bring uses that may serve the new residents in this area, while leaving several acres of lands still designated for Office development. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Lamarche Place POA. Staff has received no comments from area residents or from Neighborhood Associations. STAFF RECOMMENDATIONS: Staff recommends approval of the applicant’s request to amend the land use designation at the subject site from Office (O) to Commercial (C). STAFF UPDATE: The item was first placed on the September 9, 2021 Planning Commission consent agenda for deferral. By a vote of 9 for, 0 against,1 absent and 1 vacant position the consent agenda was approved. The applicant has since amended the application by reducing the amount of land to be amended from an Office (O) land use designation to Commercial (C) by approximately 5.25 acres. Staff finds the reduction of lands to be designated Commercial (C) does not significantly impact the analysis and maintains our recommendation for approval of the applicant’s request. STAFF UPDATE: At the October 14, 2021 Planning Commission meeting, this item was placed on consent agenda for deferral. By a vote of 10 For, 0 Against, 0 Absent and 1 Vacancy, the consent agenda was approved. PLANNING COMMISSION ACTION: (NOVEMBER 18, 2021) The item was placed on consent agenda for deferral. By a vote of 9 for, 0 against, 2 absent the consent agenda was approved. February 10, 2022 ITEM NO.: C (Cont.) FILE NO.: LU2021-19-04 6 STAFF UPDATE: At the November 18, 2021 Planning Commission meeting, this item was placed on consent agenda for deferral. By a vote of 9 For, 0 Against, 2 Absent, the consent agenda was approved. STAFF UPDATE: The applicant submitted staff with a request to amend a portion of the application to Neighborhood Commercial. The Neighborhood Commercial (NC) category includes limited small-scale commercial development in close proximity to a neighborhood, providing goods and services to that neighborhood market area. The portion proposed for Neighborhood Commercial would be some 14 acres of the almost 35 acres in the application. The location is at the southeast corner of the Chenal Valley Drive – Chenal Parkway intersection. Neighborhood Commercial uses are intend to be smaller and supporting of near-by residential areas. The area to be shown for Neighborhood Commercial is at the entrance from Chenal Parkway to several residential neighborhoods to the north and east. The Neighborhood Commercial area would be between the areas to remain Office (O) and the Commercial (C) area at the northwest corner of Chenal Parkway and Rahling Road. This would provide a further layer of intensity ‘drop down’ from the single-family subdivisions to the north and the commercial node that the Chenal Parkway – Rahling Road intersection. Staff believes this added area of intensity change would be appropriate and beneficial to the neighborhoods to the north. PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022) The Chair asked if there was anyone present who wished to speak against this item (and item C.1, Z-9606). There was no indication of any opposition present. Mr. Moore of Planning Staff presented the recommendations for both Item C: LU2021-19-04 and Item C.1: Z-9606. (For more complete minutes see – Z-9606.) A motion was made to approve the application as recommended. By a vote of 10 for, 0 against and 1 vacancy the motion was approved. February 10, 2022 ITEM NO.: C.1 FILE NO.: Z-9606 NAME: Rezoning from MF-24 and O-2 to C-3 LOCATION: Southeast corner of Chenal Parkway and Chenal Valley Drive DEVELOPER: Deltic Real Estate, LLC 210 E. Elm Street El Dorado, AR 71730 OWNER/AUTHORIZED AGENT: Deltic Real Estate, LLC – Owner Tim Daters – Agent SURVEYOR/ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 39.88 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.12 CURRENT ZONING: MF-24 and O-2 Variance/Waivers: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone the 39.88 acre property from MF-24 and O-2 to C-3 for future commercial development. B. EXISTING CONDITIONS: The property is currently undeveloped and mostly wooded, with varying degrees of slope. February 10, 2022 ITEM NO.: C.1 (Cont.) FILE NO.: Z-9606 2 C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with The City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. A 20 feet radial dedication of right-of-way is required at the intersection of Chenal Valley Drive and Chenal Parkway. 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: No comments received. CenterPoint Energy: No comments received. AT & T: No comments received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Provide a 10-ft utility easement along Chenal Parkway and Chenal Valley Drive frontage. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. February 10, 2022 ITEM NO.: C.1 (Cont.) FILE NO.: Z-9606 3 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. 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 Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. February 10, 2022 ITEM NO.: C.1 (Cont.) FILE NO.: Z-9606 4 G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the Chenal District. The Land Use Plan shows Office (O) for the requested area. Office (O) category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The application is to rezone from MF-24 (Multifamily District 24 units/acre) and O-2 (Office and Institutional District) to C-3 (General Commercial District) to allow for the future commercial development of the site. There is an accompanying item to amend the Land Use Plan for this site to Commercial (C). The site is within the Chenal Design Overlay District. Surrounding the application area, the Land Use Plan shows Office (O) to the north of the site. Residential Low Density (RL) is shown on the Plan to the west. Residential High Density (RH) is shown to the east and southwest from the site. There is an area of Commercial (C) land use shown on the Plan to the south of the application area. Office (O) category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. These tracts are either side of Chenal Valley Drive and are currently wooded (except for a Fire Station) parcels, zoned O-2 (Office and Institutional District). The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. This land is across Chenal Parkway and a developed single-family subdivision zoned R-2 (Single Family District). The Residential High Density (RH) category accommodates residential development of more than twelve (12) dwelling units per acre. The area to the east is two apartment developments (one completed, and one partially developed). The RH to the southwest across Chenal Parkway is a Condo development, zoned PDR (Planned Development Residential) District. The Commercial (C) category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. This area has been recently cleared and one new structure has permitted for a bank, zoned C-3 (General Commercial District). Master Street Plan: To the west of the application is Chenal Parkway and it is a Principal Arterial on the Master Street Plan. To the north is Chenal Valley Drive and it is shown as Collector on the Master Street. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Chenal Parkway since it is a Principal Arterial. The primary function of February 10, 2022 ITEM NO.: C.1 (Cont.) FILE NO.: Z-9606 5 a Collector Road is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class I Bike Path is shown along Chenal Parkway. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right- of-way or an easement is recommended. Nine-foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). There is a Class III Bike Route shown on Chenal Valley Drive. Bike Routes require no additional right-of-way, but either a sign or pavement marking to identify and direct the route. H. ANALYSIS: Deltic Real Estate, LLC, owner of the 39.88 acre property located at the southeast corner of Chenal Parkway and Chenal Valley Drive, is requesting that the property be rezoned from “MF-24” Multifamily District and “O-2” Office and Institutional District to “C-3” General Commercial District. The rezoning is proposed to allow future commercial development of the site. The property is currently undeveloped and mostly wooded, with varying degrees of slope. The majority of the property is currently zoned O-2 (34.51 acres), with a small portion (5.37 acres) at the southeast corner of the overall property being zoned MF-24. The property is located in an area of mixed zoning and uses, along Chenal Parkway, between Chenal Valley Drive and Rahling Road. A mixture of commercial zoning and uses (C-2, C-3 and PCD) is located to the south along both sides of Chenal Parkway and Rahling Road. Multifamily developments are located to the east, with single family neighborhoods across Chenal Parkway to the west. Office zoned property and single family residences are located across Chenal Valley Drive to the north. The City’s Future Land Use Plan designates this property as “O” Office. A proposed land use plan amendment to “C” Commercial is a separate item on this agenda. Staff is supportive of the requested C-3 zoning. Staff views the request as reasonable. This O-2 zoned property has been sitting undeveloped for over 25 years. The proposed C-3 zoning might help expedite the site’s development. The property immediately south of this property is currently zoned C-3. The proposed C-3 zoning will represent a continuation of the current zoning pattern northward from the intersection of Chenal Parkway and Rahling Road. I. STAFF RECOMMENDATION: Staff recommends approval of the requested C-3 rezoning. February 10, 2022 ITEM NO.: C.1 (Cont.) FILE NO.: Z-9606 6 PLANNING COMMISSION ACTION: (SEPTEMBER 9, 2021) The applicant submitted a letter to staff requesting the application be deferred to the October 14, 2021 Planning Commission agenda in order to meet with the three (3) nearby neighborhood associations on the rezoning request. There was no further discussion. The vote was 9 ayes, 0 nays, 1 absent and 1 open position. STAFF UPDATE: The applicant submitted a letter to staff on September 30, 2021 revising the proposed rezoning application. The applicant has reduced the overall area of proposed rezoning from 39.88 acres to 34.74 acres. The applicant is also proposing that a portion of the property be rezoned to C-1 instead of C-3. The revised request is as follows: • 7.20 Acres – O-2 to C-1 • 22.17 Acres – O-2 to C-3 • 5.37 Acres – MF-24 to C-3 Staff supports the revised application, as it is less intense in land area and proposed zoning than the original application. REVISED STAFF RECOMMENDATION: Staff recommends approval of the requested C-1 and C-3 rezoning, as revised by the applicant. PLANNING COMMISSION ACTION: (OCTOBER 14, 2021) Staff noted that the applicant informed staff that they were working with neighborhood representatives to resolve issues associated with the proposed rezoning. Staff requested that the application be deferred to the November 18, 2021 agenda. The item was placed on the Consent Agenda and deferred to the November 18, 2021 agenda. The vote was 10 ayes, 0 nays, 0 absent and 1 open position. STAFF UPDATE: The applicant submitted a letter to staff on October 28, 2021 requesting this application be deferred to the December 9, 2021 Planning Commission agenda. Staff supports the deferral request. February 10, 2022 ITEM NO.: C.1 (Cont.) FILE NO.: Z-9606 7 PLANNING COMMISSION ACTION: (NOVEMBER 18, 2021) The applicant submitted a letter to staff on October 28, 2021 requesting this application be deferred to the January 13, 2022 Planning Commission agenda. There was no further discussion. The item was placed on the Consent agenda. The vote was 9 ayes, 0 nays and 2 absent. STAFF UPDATE: The applicant submitted a letter to staff on December 10, 2021 further revising the proposed rezoning application. The applicant has further reduced the overall area of proposed rezoning from 34.74 acres to 30.56 acres (original proposal – 39.88 acres). • 14.24 Acres – O-2 to C-1 • 10.95 Acres – O-2 to C-3 • 5.37 Acres – MF-24 to C-3 The applicant has divided the overall area of rezoning into five (5) parcels, with restricted uses on four (4) of the parcels as follows: “Our rezoning has been broken into 5 parcels 1. C-1 Zoning with the exception of the list of excluded C-1 uses attached. Any multifamily development would be submitted and approved as per the PRD process. 2. C-3 Zoning with the exception of the list of excluded C-3 uses attached. Any multifamily development or convenience food store with gas pump would be submitted and approved as per the PUD process. 3. Just straight O-2 to C-3 zoning. 4. C-3 Zoning with the exception of the list of excluded C-3 uses attached. Any multifamily development would be submitted and approved as per the PRD process. 5. C-3 Zoning with the exception of the list of excluded C-3 uses attached. Any multifamily development would be submitted and approved as per the PRD process.” The excluded use lists are attached as “Attachment A” and Attachment “B”. February 10, 2022 ITEM NO.: C.1 (Cont.) FILE NO.: Z-9606 8 Staff supports the revised application, as it is less intense in land area and proposed zoning than the previously revised application, which was less intense than the original application. REVISED STAFF RECOMMENDATION: Staff recommends approval of the requested C-1 and C-3 rezoning (with conditions), as revised by the applicant. PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022) The Chair asked if any opposition was present. There was none. Staff presented a recommendation of approval as noted above. There was a motion to approve the application including all comments and recommendations by staff. The motion was seconded. The vote was 10 ayes, 0 nays and 1 open position. The application was approved. February 10, 2022 February 10, 2022 Attachment B (Cont.) FILE NO.: Z-9606 2 February 10, 2022 Attachment B (Cont.) FILE NO.: Z-9606 3 February 10, 2022 ITEM NO.: D FILE NO.: Z-8259-A NAME: Baseline Road Shopping Center – PCD LOCATION: Southwest corner of Baseline Road and Reck Road DEVELOPER: Samer and Basima Thalji 138 Courts Lane Little Rock, AR 72223 OWNER/AUTHORIZED AGENT: Ron Woods Woods Group Architects 1401 Bishop Street Little Rock, AR 72202 (501) 372-2230 SURVEYOR/ENGINEER: N/A AREA: 5.09 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 2 PLANNING DISTRICT: 14 CENSUS TRACT: 41.08 CURRENT ZONING: PCD/R-2 VARIANCE/WAIVERS: 1. Variance from Section 31.210 to allow (2) access drives to Reck Road. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone a 5.09-acre property from PCD/R-2 to PCD located at the Southwest corner of Baseline Road and Reck Road. The rezoning is to allow for a future commercial retail development with a main retail structure, two (2) quick serve restaurants, and a branch bank. February 10, 2022 ITEM NO.: D (Cont.) FILE NO.: Z-8259-A 2 B. EXISTING CONDITIONS: The property is currently divided into two (2) tracts. with a majority of the property wooded. Tract # 1 is a 4.56-acre R-2 zoned undeveloped tract which is mostly wooded and is located on the south side of Baseline Road and west side of Reck Road. Tract # 2 is a PCD zoned developed lot located at the southwest corner intersection of Baseline Road and Reck Road with a vacant drive-in restaurant building. To the immediate south and west of the property is residential R-2 zoning. To the immediate north and east of the property is a mixture of residential and commercial zoning. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with The City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Revise plan to show one driveway on Baseline Road and Reck Road per Sec. 31.210. 2. Provide a Sketch Grading and Drainage Plan per Sec. 29.186(e). 3. Provide stormwater detention location. 4. Concern for left turn conflicts. Show curb cuts on North side of Baseline Road. 5. Baseline Road is classified on the Master Street Plan as a collector. A dedication of right of way 60 feet from centerline will be required. 6. Reck Road back of curb to centerline should measure 15.5 feet and should maintain 15.5 feet to Baseline. 7. Pedestrian connectivity from right-of-way to the development and between each of the developments. 8. No backing into service easements near Reck Road. Revise parking in this area. 9. At the timing of building permit, a Traffic Study shall be submitted for all proposed drive-thru restaurants to show there is adequate available queuing space. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer main extension required with easements if new sewer service is required for this project. FOG Analysis Required. February 10, 2022 ITEM NO.: D (Cont.) FILE NO.: Z-8259-A 3 Entergy: No comment received. CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No comment received. Fire Department: No comments received. 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. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The property to the west is zoned R-2. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. In addition to the required screening, buffers are to be landscaped at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the city, section 15-81. The west buffer is partially deficient. The property is approximately 535 feet in width. A minimum 31-foot buffer is required adjacent to the west property line. 3. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) the full width requirement but in no case be less than nine (9) feet. The street buffer adjacent to the Reck Rd right-of-way is deficient. The property is approximately 535 feet in width. A minimum 31-foot buffer is required adjacent to the Reck Road right-of-way. February 10, 2022 ITEM NO.: D (Cont.) FILE NO.: Z-8259-A 4 4. Screening requirements will need to be met for the vehicular use areas adjacent to street rights-of-way. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 5. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property, or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 6. 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. 7. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 8. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 9. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 10. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comment. Planning Division: The request is in the Geyer Springs East District. The Land Use Plan shows Commercial (C) and Mixed Office Commercial (MOC) for the requested area. The Commercial (C) category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The Mixed Office Commercial (MOC) 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 application is to rezone from PCD February 10, 2022 ITEM NO.: D (Cont.) FILE NO.: Z-8259-A 5 (Planned Commercial Development) District and R-2 (Single Family District) to allow for the development of a retail shopping Center on the site. Surrounding the application area, the Land Use Plan shows Residential Commercial (C) to east (across Reck Road) and to the north (across Baseline Road) from the site. Public Institutional (PI) land use is shown to the northwest (across Baseline Road) east of the site. Mixed Office Commercial (MOC) is shown to the west along the southside of Baseline Road from the site. Residential Low Density (RL) use is show south of the site on the Land Use Plan. The Commercial (C) category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The uses north of Baseline are single-family houses with a carwash on the land. East of Reck Road are single-family houses and mobile homes with a commercial business further to the east. The Public Institutional (PI) 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 PI area is the location of a Methodist church. The Mixed Office Commercial (MOC) 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. There are two single-family houses and a retail center on this land to the west of the site. The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. This land is a single-family subdivision with houses. Master Street Plan: To the north is Baseline Road and it is shown as a Principal Arterial on the Master Street Plan. To the west is Reck Road and it is shown as a Collector on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Baseline Road since it is a Principal Arterial. The primary function of a Collector Road is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class II Bike Route shown on Baseline Road. A Bike Lane provides a portion of the pavement for the sole use of bicycles. H. ANALYSIS: The applicant proposes to rezone the 5.09-acre property located at 4501 Baseline Road from “PCD” Planned Commercial District and “R-2” Residential to “PCD” February 10, 2022 ITEM NO.: D (Cont.) FILE NO.: Z-8259-A 6 Planned Commercial District to allow a mixed retail commercial development. The proposed development will include four (4) buildings with two (2) quick serve restaurants, one (1) branch bank, and a large multi-unit retail building. The northeast corner at the Baseline Road and Reck Road intersection includes a vacant drive-in restaurant zoned PCD. The R-2 zoned remainder of the property borders Baseline Road to the north and Reck Road to the east is mostly wooded and undeveloped. The overall property is adjacent to residential areas to the south and west and a mix of commercial and residential to the north and east. The applicant is proposing a 29,650 square foot main retail building with (2) out parcel building to include a 2,510 square foot quick serve restaurant at the northwest corner and a 3,000 square foot quick serve restaurant at the southeast corner of the property with both structures having parking and drive-through lanes adjacent to each building. A third out parcel will be at the northeast corner of the property and includes a 3,500 square foot branch bank with parking and drive- through lanes. The development includes a main parking lot centrally located with 88 spaces to serve the main building, 15 parking spaces to serve the restaurant at the northwest corner, 6 parking spaces to serve the restaurant at the southeast corner, and 8 parking spaces to serve the branch bank at the northeast corner. The applicant also proposes an additional 33 parking spaces along the south perimeter and 16 spaces along the west perimeter of the development at the rear of the main building. The applicant is propsoing168 parking spaces for this development. A minimum of 160 spaces is typically required by the City’s Zoning Ordinance. Staff is not supportive of the parking layout due to the location of parking along south and west perimeter of development which limits size of service drive. The location of these spaces also poses a potential safety hazard to employees and customers as they are located behind the building and not visible from other areas of the site. The applicant is proposing three (3) access drives to the site; one (1) centrally located on the north side connecting to Baseline Road, one (1) centrally located on the east side connecting to Reck Road, and one (1) service drive on the southeast side connecting to Reck Road. Each of the centrally located access drives include 1 entry lane and 2 exit turn lanes which connect to internal streets or drives. The applicant proposes to have a one-way single lane service drive with access at Reck Road at the southeast corner of the property which includes pull-in parking spaces along the south and west borders of the site at the rear of main building. The drive terminates at the northwest corner of the development and connects to an internal street with divided lanes of traffic flow. February 10, 2022 ITEM NO.: D (Cont.) FILE NO.: Z-8259-A 7 Staff does not support the service drive configuration due to potential customer and employee safety issues with the location of parking and traffic flow issues at the northwest intersection in relation to the proposed restaurant drive-through que, and the direct access connection to Reck Road which requires a variance for more than one access drive. A traffic study will be required to provide a study of the internal flow of streets, and que flow patterns for both the restaurant and bank drive-throughs. The applicant is proposing an internal access drive system with two (2) primary double laned, opposing traffic flow drives that join at a central intersection near the front of the main retail structure. The plan also shows an additional six (6) secondary double laned, opposing traffic flow drives that interconnect the primary drives. The primary access drives accept traffic flow from the secondary drives. There are 3 centrally located secondary drives that are double laned with opposing flows that have access to pull-in parking running north to south from Baseline Road to the main retail structure. Secondary drive 1 is a double lane opposing flow drive at the north perimeter leading to the branch bank and intersects with the outbound bank drive-through traffic flow. This double lane opposing flow drive continues south intersecting with the east/west primary drive then circles back around the bank parking lot to provide flow to the bank drive through que line. Secondary drive 2 is a double laned opposing flow drive that runs east/west along the south perimeter of the northwest corner restaurant and intersects both the drive-through que outbound traffic and one way service drive traffic. Staff does not support the proposed internal drive layout as submitted due to the intensity of the traffic flow with multi-directional lanes intersecting with drive through ques and perimeter streets. The drives switch from two way to one way at termination points without providing turn around options and allowing for traffic to cross the flow to access the pull-in parking spaces. The applicant is proposing one (1) dumpster located near the southwest corner to the project. The dumpster must be screened as per Section 36-523 of the City’s Zoning Ordinance. Staff is not supportive of this proposal due to the single dumpster location being too remote and undersized to adequately serve the main retail space, bank, and the quick serve restaurants. Staff suggests that each out parcel commercial use include an individual dumpster to serve each use. The applicant is proposing one (1) sign located along Baseline Road near the main entry of the development. All signage on the property must comply with Section 36-555 of the zoning ordinance. All site lighting proposed must be low level and directed away from adjacent properties. The applicant notes that the hours of operation for development will be 8:00 am to 10:00 pm daily. February 10, 2022 ITEM NO.: D (Cont.) FILE NO.: Z-8259-A 8 The applicant provided a partial drainage plan within the site plan. The drainage plan shows the runoff proceeding northwest towards a collection area bordering Baseline Road. The plan shows the additional runoff flows to the west and south of the main structure with a collection area along the west perimeter of the property. The flow pattern to the south will flow towards existing developed properties with possible impact. Staff does not support the drainage or retention plan and requires a finalized drainage plan and analysis which complies with all codes and manuals be submitted prior to issue of building permit. The applicant is proposing landscaping buffers along the Baseline Road and Reck Road perimeters which must meet the required minimums of (6) percent of the average depth of the lot. Screening requirements will need to be met for vehicular use areas adjacent to street rights-of-way per the city ordinance. Staff is supportive of the overall concept and agrees that this type of development would be beneficial to the area. However, staff is not supportive of several aspects of the proposed site development plan, as noted in the next paragraph. Staff is not supportive of the plan as submitted due to the following issues. • Internal drive plan has conflicting traffic flows that allow for traffic to intersect at outbound lanes of drive-throughs or dead ends at one-way drives without turnaround options. • Traffic study is required for analysis of impact to connection to city streets and internal flow. • Dumpsters are not centrally located or adequate in number to provide sufficient services to the needs of the restaurants and retail spaces. • Reck Road has more than one (1) access connection which requires a variance or waiver request. • Parking space locations are not centralized for use and security of customers and employees. • Service drive at south and west of development needs to be a double laned opposing flow drive without public parking, or connection to Reck Road. • Drainage plan is incomplete and needs additional analysis of water flow on site to reduce impact on adjacent properties. • Bank and restaurant drive-through que lines do not provide proper stacking areas and directly intersect secondary drives with opposing traffic flow. February 10, 2022 ITEM NO.: D (Cont.) FILE NO.: Z-8259-A 9 • Landscape and buffering plan needs additional analysis to conform to ordinance. I. STAFF RECOMMENDATION: Staff recommends denial of the requested PCD zoning, as filed. PLANNING COMMISSION ACTION: (NOVEMBER 18, 2021) The applicant was not present. Staff suggested that the application be deferred to the January 13, 2022 agenda. A motion was made to defer the application to the January 13, 2022 agenda. The motion was seconded. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. STAFF UPDATE: The applicant submitted a letter to staff on January 18, 2022 requesting this application be deferred to the May 12, 2022 agenda. Staff supports the deferral request. PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022) Staff informed the Commission that the applicant submitted a letter to staff on January 18, 2022 requesting this application be deferred to the May 12, 2022 agenda. Staff supported the deferral request. There was no further discussion. The item was placed on the Consent Agenda and deferred. The vote was 10 ayes, 0 nays and 1 open position. February 10, 2022 ITEM NO.: E FILE NO.: Z-9640 NAME: PB General Holdings – PD-C LOCATION: 1105 Fair Park Blvd. DEVELOPER: PB General Holdings, LLC 1 Remington Drive, Suite 100 Little Rock, AR 72204 OWNER/AUTHORIZED AGENT: Blew & Associates, P.A. 6511 Heilman Court North Little Rock, AR 72118 SURVEYOR/ENGINEER: Blew & Associates, P.A. 6511 Heilman Court North Little Rock, AR 72118 AREA: 1.00 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 2 PLANNING DISTRICT: 9 CENSUS TRACT: 18 CURRENT ZONING: R-3 (Single-family Residential District) VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning from R-3, Single-family District to PD-C, Planned District – Commercial, to allow the development of three (3) tracts totaling approximately 1.0 acre on the southeast corner of Fair Park Blvd. and W. 11th Street, to allow for the development of a 9,100 square foot general merchandise retail store. February 10, 2022 ITEM NO.: E (Cont.) FILE NO.: Z-9640 2 B. EXISTING CONDITIONS: The site is undeveloped and includes several mature trees located primarily on Lot 1 and sparsely on Lot 2 and Lot 3. A single-family residence previously located on the southeast corner of Fair Park Blvd. and W. 11th Street has been demolished. There is an existing driveway apron located on the southwest corner of S. Tyler Street and W. 11th Street. North of the site includes a mixture of residential and commercial uses and zoning. Properties to the south, east and west include a mixture of commercial and office uses and zoning. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. W. 11th Street is classified as a local street per Master Street Plan. Boundary street improvements are required for this development. Per City Rev. Code Section 30-281, boundary street improvements shall include, but not be limited to, reconstruction of one-half section of the abutting street if the existing street is not up to city standards. Repair, replace, or extend existing damaged, missing, and noncompliant curb and gutter, sidewalk, access ramps or concrete driveway aprons within the public right-of-way adjacent to the site. Remove abandoned driveway cuts and replace with curb, gutter, and sidewalk. All work within the public right-of-way shall conform to City of Little Rock Public Works Standard Details and ADA guidelines. 2. Per City Rev. Code Section 31-210, proposed driveway widths exceed maximum allowed. A variance request will be needed to implement proposed driveways as shown on the site plan. 3. Provide a separate Sketch Grading and Drainage Plan per Sec. 29.186(e). 4. Any work involving one (1) or more acres of disturbed area requires a State of Arkansas NPDES permit. Contact the Arkansas Department of Environmental Quality, NPDES branch at 501-682-0744 for applications and information about General Stormwater Discharge Construction Permit #ARR150000. 5. A grading permit must be obtained prior to initiation of work. Grading Permit applications are found at https://www.littlerock.gov/city-adminstration/city- departments/public-works/applications-details-and-manuals/. Grading permits are issued by the Planning and Development Dept. at 723 West Markham Street after approval of sediment and erosion control plans and soil loss calculations. Contact Planning and Development Dept., Civil February 10, 2022 ITEM NO.: E (Cont.) FILE NO.: Z-9640 3 Engineering Private Development at 501-371-4817 or at 501-918-5348 or Permits@littlerock.gov to schedule an appointment for issuance or to answer any questions. Permit cost is based on total project area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for the first acre and $100.00 for each additional acre for project greater than 1 acre. 6. Retaining walls 4 feet or more in height, measured from the bottom of the footing/leveling layer, will require plan and profile sheets, retaining wall design calculations, and an engineer’s certification found on the City of Little Rock’s website https://www.littlerock.gov/city-adminstration/city-departments/public- works/applications-details-and-manuals/. 7. Provide a drainage study with detailed drainage calculations for the site including all stormwater detention and conveyance facilities. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. CenterPoint Energy: No comments. AT & T: No comments received. Central Arkansas Water: No comments. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 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. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. February 10, 2022 ITEM NO.: E (Cont.) FILE NO.: Z-9640 4 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. 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 Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. February 10, 2022 ITEM NO.: E (Cont.) FILE NO.: Z-9640 5 Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) the full width requirement but in no case be less than nine (9) feet. The street buffers are deficient. The property is approximately 130 feet in width. A minimum 7.8-foot buffer is required adjacent to the W. 11th Street right-of-way. The property is approximately 275- feet in length. A minimum 16.5-foot buffer is required adjacent to the S Tyler Street right-of-way. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. A twenty-five (25) percent reduction of the landscape provisions can be taken for developments within mature areas. In these areas it is allowable for perimeter planting strips to be a minimum of six (6) feet nine (9) inches wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. The north perimeter landscape strip adjacent to the W. 11th Street right- of-way is deficient. 4. Screening requirements will need to be met for the vehicular use areas adjacent to street rights-of-way. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 5. Building landscape areas shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 6. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 7. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. February 10, 2022 ITEM NO.: E (Cont.) FILE NO.: Z-9640 6 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments. Planning Division: The request is in the Chenal District. The Land Use Plan shows Suburban Office (SO) for the requested area. The Suburban Office (SO) category shall provide for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. The application is to rezone from R-2 (Single Family District) to PDC (Planned Development Commercial) District to allow for the development of a carwash on the site. The application area is within the Highway 10 Design Overlay District. If this application is approved by the Board of Directors, a review of the Land Use Plan in this vicinity should be conducted by the Plans Committee. Surrounding the application area, the Land Use Plan shows Suburban Office (SO) to the west and south. Mixed Use (MX) is shown beyond the SO to the west with Residential High Density (RH) beyond the SO to the south. Commercial (C) is shown on the Land Use Plan to the east of the application area. Across Cantrell Road to the northeast is Commercial, to the northwest is Mixed Use and immediately north is Public Institutional (PI). The Suburban Office (SO) category shall provide for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. The areas shown for Suburban Office currently have single-family houses on them. The Mixed Use (MX) category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. The area shown for Mixed Use both south and north of Cantrell Road (west of the application area) has restaurants, a daycare, liquor store single-family house and auto related retail. The Residential High Density (RH) category accommodates residential development of more than twelve (12) dwelling units per acre. This property is developed with an apartment complex (The Ridge at Chenal Valley Apartments). The Commercial (C) category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The tract east of the application area has a single-family house on it with C-3, General Commercial District zoning. The property north of Cantrell Road is partially developed with a midrise tower, corporate banking headquarters. Multiple February 10, 2022 ITEM NO.: E (Cont.) FILE NO.: Z-9640 7 additional buildings with both office and commercial uses are planned for this site, which extends on to lands shown as Public Institutional (former church site). Master Street Plan: The north is Cantrell Road, shown as a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the 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 is shown along Cantrell Road. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or an easement is recommended. Nine-foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). H. ANALYSIS: The applicant proposes to rezone the one (1) acre property located at 1105 Fair Park Boulevard from “R-3” Single-family to “PD-C” Planned District – Commercial. The property is located at the southeast corner of Fair Park Boulevard and W. 11th Street. The rezoning is requested to allow for a single building general merchandise retail development. The applicant proposes to develop a 9,100 square feet general merchandise retail store on approximately one (1) acre. The proposed building will be located over 40 feet from the front (north) property line, 4.33 feet from the rear (south) property line, 16.6 feet from the west side property line and over 80 feet from the east side property line. The applicant has provided and requests approval of a plat combining three (3) parcels into one commercial lot. Proposed access to the site will be from one (1) 45 feet wide driveway along W. 11th Street and a second access via one (1) 36 feet wide driveway along S. Tyler Street. The applicant does not propose any access to the site from Fair Park Boulevard. The site will be developed in one (1) phase. The applicant is proposing thirty (30) parking spaces on the north and east sides of the proposed building. A minimum of 22 parking spaces is typically required by the City’s Zoning Ordinance. Staff believes the proposed parking will be sufficient to serve the proposed development. All parking must comply with ADA standards. The applicant notes all sight lighting will be low-level and directed away from adjacent properties. February 10, 2022 ITEM NO.: E (Cont.) FILE NO.: Z-9640 8 The applicant proposes a 3.5 foot tall retaining wall along the north, west and south property lines not including access from West 11th Street. No retaining wall is proposed along the east property line along S. Tyler Street. The applicant notes a 6.9 foot street buffer adjacent to the W. 11th Street right-of- way. Typically a 7.8 foot buffer is required by Code adjacent to the 11th Street right-of-way. A dumpster is located in the eastern portion of the property fronting S. Tyler Street. All screening must comply with Section 36-523(d) of the City’s Zoning Ordinance. Any signage located on the site must conform to Section 36-555 of the City’s Zoning Ordinance. Staff is supportive of the requested PD-C zoning to allow the proposed commercial development. Staff views the request as reasonable. To staff’s knowledge, there are no outstanding issues associated with this application. Staff feels the development of the site is appropriate. The proposed commercial use will be compatible with the surrounding properties. A mixture of commercial zoning and uses exists to the south, southeast and southwest along W. 12th Street. Commercial zoning and a large church development is located across Fair Park Boulevard to the west. Office zoning is located to the east across S. Tyler Street. Single-family residences are located across W. 11th Street to the north. A full service grocery store (Target) is located within one (1) mile (walking distance) of this site. The City’s Future Land Use Plan designates this area to the north as “MX” Mixed Use, which can include future office and commercial uses. I. STAFF RECOMMENDATION: Staff recommends approval of the requested PD-C zoning, subject to compliance with the comments and conditions outlined in paragraphs D, E and F, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: (DECEMBER 9, 2021) Staff informed the Commission that the applicant failed to send the required notifications to surrounding property owners. Staff recommended the application be deferred to the January 13, 2022 agenda. The item was placed on the Consent Agenda and deferred as recommended by staff. The vote was 9 ayes, 0 nays and 2 absent. February 10, 2022 ITEM NO.: E (Cont.) FILE NO.: Z-9640 9 PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022) The applicant was present. There were persons registered in opposition. Staff presented the item and a recommendation for approval as outlined in the “staff recommendation” above. The applicant deferred to the registered opposition. Eric Gilmore addressed the Commission in opposition to the application. He expressed concerns regarding the lack of availability of fresh produce and other healthy food options being available in dollar stores south of I-630, the impact dollar stores resulting in the driving out grocery stores and the tendency of dollar stores being located in food deserts. Ingrid Green, President of the University District Neighborhood Association (UDNA), addressed the Commission in opposition to the application. She expressed concerns regarding referenced US Census data identifying the percentage of dollar stores in communities populated by persons of color and the City’s Land Use Plan. She expressed she does not oppose development, other business in the area that a good fit and future developments the neighborhood deems a good fit. Paxton Singleton was present, representing the application. He stated the proposed Dollar General will include approximately sixteen (16) square feet of fresh produce and coolers containing healthy food options. He also mentioned Dollar General has scaled up the availability of fresh produce in its stores in general, how prices are more reasonable than area grocery and drug stores and how Dollar General Stores are expanding fresh produce at a higher rate than grocery stores. He also referenced how USDA data to supports his comments. The Commission asked a question regarding the sixteen (16) square feet dedicated to fresh produce planned for this Dollar General and how competitive Dollar General’s store prices were versus grocery stores. The applicant replied that approximately sixteen (16) square feet of the store will be dedicated to fresh fruits and vegetables and stated that in general dollar store prices are more economical than similar items found in grocery stores. The Commission noted to the applicant the most Dollar General stores are located south of I-630 look nice when built but degrade over time and the often the stores are over stocked and under staffed. The applicant stated this Dollar General will have adequate staff. The Commission asked the applicant to provide a ratio of healthy foods versus processed foods. The applicant stated that data was not present at this time but noted the same items sold in Dollar General Stores are also sold in grocery stores both providing healthy and unhealthy food options. He also stated Dollar General consults with nutritionist to help accomplish providing healthy food options within its stores. February 10, 2022 ITEM NO.: E (Cont.) FILE NO.: Z-9640 10 There was general discussion regarding the proximity of full-service grocery stores present within a mile or less radius and due to the route selected makes it challenging depending on the location of the nearest full-service grocery store; the round trip may take an hour or more further increasing the challenge from residents in the area purchasing healthy food items. The Commission asked Mr. Berthy if he was an Arkansas resident or and representative for Dollar General? He replied he was not a resident of the State. The Commission asked the applicant questions regarding the number of employees during any given day and time. The applicant replied the store will have adequate employees for normal operation of the store including daily and hourly employees. The Commission asked Dollar General applied for Alcohol permits. The applicant replied they were limited to alcohol sales based on proximity to schools and churches within the area. There was a motion to approve the application including all comments and recommendations by staff. The motion was seconded. The vote was 2 ayes, 8 nays, and 1 open position. The application was denied. February 10, 2022 ITEM NO.: F FILE NO.: Z-9642 NAME: Splash Car Wash – PD-C LOCATION: 18021 Cantrell Road DEVELOPER: Mid Crop Investments, LLC / Haybar Properties, LLC 8 Avignon Court Little Rock AR 72223 OWNER/AUTHORIZED AGENT: Mid Crop Investments, LLC / Haybar Properties, LLC (Owner) Bradford Gaines (Agent) Colliers of Arkansas 1 Allied Drive, Suite 1500 Little Rock AR 72202 (501) 372-6161 SURVEYOR/ENGINEER: Johnston Surveying 37027 Hwy 300 Roland AR 72135 (501) 837-5643 AREA: 3.27 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.12 CURRENT ZONING: R-2 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone 3.27 acres from R-2 to “PD-C” Planned District- Commercial to allow a two (2) phase development of a full service automated “Splash” car wash facility and future auto detail building. February 10, 2022 ITEM NO.: F (Cont.) FILE NO.: Z-9642 2 B. EXISTING CONDITIONS: The property is currently undeveloped and mostly tree covered with access to Highway 10 along the north perimeter. Existing residential dwellings in R-2 zoned tracts border the south and west perimeters of the property with an undeveloped C-3 zoned property bordering the east perimeter. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Per City Rev. Code Section 31-210, one driveway is allowed for frontage less than 750 feet adjacent to an arterial street. Cantrell Road (Hwy. 10) is classified as a principal arterial per master street plan. A variance request will be needed to implement proposed driveways as shown on the site plan. 2. If two driveways variance is granted, per City Rev. Code Section 31-210, proposed driveway width to the west exceeds maximum allowed. A variance request will be needed to implement proposed driveway to the west as shown on the site plan. 3. Any work involving one (1) or more acres of disturbed area requires a State of Arkansas NPDES permit. Contact the Arkansas Department of Environmental Quality, NPDES branch at 501-682-0744 for applications and information about General Stormwater Discharge Construction Permit #ARR150000. 4. A grading permit must be obtained prior to initiation of work. Grading Permit applications are found at https://www.littlerock.gov/city-adminstration/city- departments/public-works/applications-details-and-manuals/. Grading permits are issued by the Planning and Development Dept. at 723 West Markham Street after approval of sediment and erosion control plans and soil loss calculations. Contact Planning and Development Dept., Civil Engineering Private Development at 501-371-4817 or at 501-918-5348 or Permits@littlerock.gov to schedule an appointment for issuance or to answer any questions. Permit cost is based on total project area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for the first acre and $100.00 for each additional acre for project greater than 1 acre. 5. Provide a drainage study with detailed drainage calculations for the site including all stormwater detention and conveyance facilities. 6. Provide a separate Sketch Grading and Drainage Plan per Sec. 29.186(e). February 10, 2022 ITEM NO.: F (Cont.) FILE NO.: Z-9642 3 7. If proposed driveway is allowed per variance approval, driveway needs to be re-aligned with existing signalized driveway north of Cantrell Road and avoid the existing traffic signal pole and pull box south of Cantrell Road. Traffic signal modifications of the existing traffic signal will be required if this driveway is kept per variance request approval. Traffic signal modification plans will be required with submittal containing the civil design plans for review and approval. Traffic signal modifications will include but not limited to: new pull boxes, conduit, wiring, traffic signal steel pole and mast arm with concrete foundation, luminaire fixture, grounding rods, traffic signal heads, load switches in traffic signal cabinet, reprogramming of traffic signal controller and conflict monitor for additional phasing, etc. 8. Proposed driveway(s) shall be in conformance of City of Little Rock standard drawing PW-34. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. CenterPoint Energy: No comments received. AT & T: No comments received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. 3. Plan revisions may be required after additional review. 4. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. 5. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 6. Provide a 15-ft utility easement along Cantrell Rd frontage. Fire Department: Maintain Access: February 10, 2022 ITEM NO.: F (Cont.) FILE NO.: Z-9642 4 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. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. 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. February 10, 2022 ITEM NO.: F (Cont.) FILE NO.: Z-9642 5 Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. 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 Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comment. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: 1. Site plan must comply with the City’s minimal landscape and buffer ordinance requirements and the Highway 10 Scenic Corridor Overlay District. 2. The Highway 10 frontage (front yard) shall consist of a minimum of forty (40) feet of landscaped area exclusive of right-of-way. The landscaped area shall contain organic and/or combined man-made/organic features such as berms, brick walls and dense plantings such that vehicular use areas are screened when viewed from an elevation of forty-two (42) inches above the elevation of the adjacent street. Trees shall be planted or be existing at least every twenty (20) feet and have a minimum of two (2) inches in diameter when measured twelve (12) inches from the ground at time of planting. Provide screening shrubs no less than thirty (30) inches in height at installation with an average linear spacing of not less at three (3) feet within the required landscape area. 3. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The properties to the south and west are zoned R2. As a component of all land use buffer requirements, opaque screening, whether a fence or February 10, 2022 ITEM NO.: F (Cont.) FILE NO.: Z-9642 6 other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the city, section 15-81. 4. Rear and side yards shall have a landscaped buffer averaging a minimum of twenty-five (25) feet from the property line. The west side yard is deficient. 5. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 6. 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. 7. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 8. A landscape irrigation system shall be required as per Highway 10 site design and development standards. 9. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 10. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comment. Planning Division: The request is in the Chenal District. The Land Use Plan shows Suburban Office (SO) for the requested area. The Suburban Office (SO) category shall provide for low intensity development of office or office parks in close proximity to lower February 10, 2022 ITEM NO.: F (Cont.) FILE NO.: Z-9642 7 density residential areas to assure compatibility. A Planned Zoning District is required. The application is to rezone from R-2 (Single Family District) to PDC (Planned Development Commercial) District to allow for the development of a carwash on the site. The application area is within the Highway 10 Design Overlay District. If this application is approved by the Board of Directors, a review of the Land Use Plan in this vicinity should be conducted by the Plans Committee. Surrounding the application area, the Land Use Plan shows Suburban Office (SO) to the west and south. Mixed Use (MX) is shown beyond the SO to the west with Residential High Density (RH) beyond the SO to the south. Commercial (C) is shown on the Land Use Plan to the east of the application area. Across Cantrell Road to the northeast is Commercial, to the northwest is Mixed Use and immediately north is Public Institutional (PI). The Suburban Office (SO) category shall provide for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. The areas shown for Suburban Office currently have single-family houses on them. The Mixed Use (MX) category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. The area shown for Mixed Use both south and north of Cantrell Road (west of the application area) has restaurants, a daycare, liquor store single-family house and auto related retail. The Residential High Density (RH) category accommodates residential development of more than twelve (12) dwelling units per acre. This property is developed with an apartment complex (The Ridge at Chenal Valley Apartments). The Commercial (C) category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The tract east of the application area has a single-family house on it with C-3, General Commercial District zoning. The property north of Cantrell Road is partially developed with a midrise tower, corporate banking headquarters. Multiple additional buildings with both office and commercial uses are planned for this site, which extends on to lands shown as Public Institutional (former church site). Master Street Plan: The north is Cantrell Road, shown as a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the 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 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). February 10, 2022 ITEM NO.: F (Cont.) FILE NO.: Z-9642 8 H. ANALYSIS: The applicant proposes to rezone the 3.27-acre property located at 18021 Centrell Road from “R-2” Single Family District to “PD-C” Planned District-Commercial to allow a two (2) phase development of a full service automated “Splash” car wash facility. The property is located along the south side of Cantrell Road just west of Chenonceau Blvd. Phase 1 of the proposed development includes construction of a 6,080 square foot main automated car wash tunnel building centrally located on the property. The single-story building will have a height of approximately 24 feet. Phase 1 also includes the construction of an open-air canopy structure approximately 12 feet in height located approximately 10 feet to the north of the main building. The canopy structure will be located over the drive through POS system kiosks. Phase 2 of the proposed development includes construction of an enclosed detail tunnel building south of the phase 1 building with associated access drives. The proposed phase 2 building will be located over 40 feet from the south rear property line and over 90 feet from the east and west side property lines. A driveway accessing the east and west ends of the detail building will extend from the Phase 1 parking / driveway areas. The applicant is proposing a new three lane 37-foot-wide drive connecting to Cantrell Road at the northwest corner of the property. The proposed drive narrows to twenty-seven (27) feet and provides access to a canopied vacuum stall area, payment kiosk area, and the main automated car wash tunnel building. The internal access drive circles centrally around the building with opposing traffic flow lanes allowing entry and egress to the buildings and parking areas. The applicant is proposing 35 parking spaces throughout the property. There are ten (10) parking spaces designated for employee parking at the southeast corner of the site and twenty-five (25) designated spaces for vacuum stalls along the south perimeter of the main carwash building. Staff believes parking will be sufficient to serve the proposed development. The applicant proposes to provide a fifty (50) foot buffer area at the north end of the property along Cantrell Road retaining a majority of the existing trees. The proposal also includes buffers along the east, south, and west perimeters of the property. All landscaping and buffering must comply with the City’s ordinance and the Highway 10 Scenic Corridor Overlay District. The proposed plan shows one (1) ground mounted marquee sign on the south side of Cantrell Road adjacent to the east side of the access drive. All signage along Cantrell Road must comply with the Highway 10 Design Overlay District and all other signage on the property must comply with Section 36-555 of the City’s zoning ordinance. February 10, 2022 ITEM NO.: F (Cont.) FILE NO.: Z-9642 9 All lighting proposed must be low level and directed away from adjacent properties. The proposed plan notes one (1) dumpster at the southeast corner of the parking area. The applicant notes that the dumpster will be screened as per ordinance requirements. The applicant provided a partial drainage plan within the site plan. The drainage plan shows the natural slope of the property and the runoff directed to the north towards a detention pond area bordering Cantrall Road. Staff does not support the proposed PD-C zoning. Staff does not consider the proposed use appropriate based on the City’s Future Land Use Plan designation as “SO” Suburban Office. The proposed commercial use is a C-4 type (Heavy Commercial Use). The “SO” designation is to serve as a transition from the commercial area to the east and from Cantrell Road to the residential properties to the South and West. When the property immediately to the east was zoned C-3 a fifty (50) foot wide enhanced buffer was provided along the property’s west property line. The buffer provided a distinct dividing line between the commercial zoning at the intersection of Cantrell Road and Chenonceau Blvd. and the properties to the west including the subject property. Staff believes that the commercial zoning in this immediate area should not extend any further west. I. STAFF RECOMMENDATION: Staff recommends denial of the requested PCD zoning. PLANNING COMMISSION ACTION: (DECEMBER 9, 2021) Staff informed the Commission that the applicant submitted a letter to staff requesting this application be deferred to the January 13, 2022 Planning Commission agenda. There was no further discussion. The item was placed on the Consent Agenda for deferral. The vote was 9 ayes, 0 nays and 2 absent. PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022) The applicant was present. There were persons registered in opposition. Staff presented the item and a recommendation for approval as outlined in the “staff recommendation” above. The applicant deferred to the registered opposition. The applicant’s attorney, Baker Kurrus was present representing the application. He stated the only objection he was aware of was from the property owner from the south. He stated the opposition also has property in the area advertised as commercial however opposes this development. Mr. Kurrus also discussed the land use and zoning within the area. February 10, 2022 ITEM NO.: F (Cont.) FILE NO.: Z-9642 10 Bradford Gaines, the applicant, was present representing the application. He stated Splash Carwash has an existing carwash in the city and consulted with ARDOT regarding traffic/safety compliance by establishing a traffic light at that location. He also stated the site will not be developed from edge to edge and will contain a buffer zone in addition to preserving a number of trees. Mr. Gaines provided a video of a similar Splash Carwash to demonstrate how this site would be developed. The applicant also stated Splash Carwash is a community centered facility which considers its business and residential neighbors. Paul Stagg, a Splash Carwash representative was present representing the application. He stated that some Splash Carwash facilities located within the city are not associated with the Splash Carwash brand the applicant is interested in developing. Mr. Stagg stated Splash Carwash will have approximately two-hundred (200) or more employees, the importance of company culture and how the company consistently develops innovative carwash facilities. Mr. Kurrus addressed the Commission regarding objection to the application citing an agreement the neighbor to the south and future commercial development of the property. Mr. Kurrus pointed out there were existing commercial developments and land use amendments approved for the development of similar commercial properties along Cantrell Road and within the area. There was general discussion regarding legal issues, language and documents provided to Staff concerning the commercial development the property. Mr. Kurrus stated Staff was in initial support of the application and now opposes it. Shawn Overton, Deputy City Attorney, intervened and stated the Planning Commission was not the proper avenue to discuss legal issues regarding any legal agreement(s) between the applicant and objector. The Commission asked why Staff does not support this application. Staff responded there was never a change of support by staff. Recommendations are not made public until the agenda is provided to the Planning Commission. Staff also stated it often meets with developers to initially discuss projects as in this case, however during initial discussions, staff had not received any objection from neighbors at that time. There was a motion to approve the application including all comments and recommendations by staff. The motion was seconded. The vote was 9 ayes, 0 nays, 1 recusal (Vogel) 1 open position. The application was approved. February 10, 2022 ITEM NO.: G FILE NO.: Z-7965-A NAME: Hayes Properties Enterprises – PCD LOCATION: 1417 S. Park DEVELOPER: Hayes Properties Enterprises, LLC 22875 Loumont Drive Lake Forest, CA 92630 OWNER/AUTHORIZED AGENT: Produski Arymeus Arsitektur 2124 Rice Street Little Rock, AR 72202 SURVEYOR/ENGINEER: Harbor Environmental & Safety 5800 Evergreen Drive Little Rock, AR 72205 AREA: 0.21 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 45 CURRENT ZONING: POD (Planned Office District) VARIANCE/WAIVERS: None requested. BACKGROUND: January 5, 2006 the Planning Commission approved an application to rezone four (4) properties from R-3 and R-4 to POD to allow the units to be redeveloped as an art gallery, research center, “think tank” – office use and a bed and breakfast. Single-family and two-family were also requested as alternative uses for the properties. On February 2006 the Board of Directors passed Ordinance No. 19,472 approving the POD zoning. The POD zoning includes 1411, 1417, 1421 and 1501 S. Park Street. February 10, 2022 ITEM NO.: G (Cont.) FILE NO.: Z-7965-A 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now requesting to rezone the property at 1417 S. Park Street from POD to “PCD” Planned Commercial District to allow use of the property as a Short- term rental and for small public events – both on a periodic basis. No physical changes to the property are intended. The applicant’s request does not include any change in use for the three (3) remaining properties approved under the previous POD zoning. B. EXISTING CONDITIONS: The property is located at 1417 S. Park Street across from Central High School and contains a one-story wood framed residential structure approximately 1,986 square feet. There are single-family residences and POD zoning the south. Located along West 16th Street there are residential and non-residential structures. There are properties zoned C-3 and O-3 in the area. To the north, along Daisy L. Gatson Bates Drive, there are single-family, two-family and office uses and zoning. The Central High Visitors Center is also located north of the property. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Does the existing driveway have a shared use access easement with adjacent property to the south? 2. If shared use access easement exists, no parking will be allowed within the easement. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. CenterPoint Energy: No comments received. AT & T: No comments received. February 10, 2022 ITEM NO.: G (Cont.) FILE NO.: Z-7965-A 3 Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of the request for water service must be met. Fire Department: No comments. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements and the requirements of the Central High Neighborhood Overlay District. 2. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments. Planning Division: The request is in the Central City District. The Land Use Plan shows Residential Low Density (RL) for the requested area. The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The application is to revise an existing POD (Planned Office Development) District to PCD (Planned Commercial Development) District to allow the site to be used as a small events center and bed and breakfast. This site is within the Central High Neighborhood Design Overlay District. Surrounding the application area, the Land Use Plan shows Residential Low Density (RL) to the east, south and north of the site. Public Institutional (PI) land use is shown to the west of the application area. The Residential Low Density (RL) February 10, 2022 ITEM NO.: G (Cont.) FILE NO.: Z-7965-A 4 category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. This area is established residential subdivision. The Public Institutional (PI) 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 land west of Park Street is the site of Central High School. There is a church at the south end of the block and a national park facility at the north end. Master Street Plan: To the west is Park 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”. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. H. ANALYSIS: The applicant is requesting to rezone the property at 1417 S. Park Street from “POD” Planned Office District to “PCD” Planned Commercial District to allow use of the existing structure as a short-term rental and for small public events. The applicant provided the following information for the proposed PCD zoning: “We purchased the house in the early 2000s and used the property as an art and history center and business office. My family wants to continue our vision of engaging and rejuvenating the neighborhood. Thus, the vision strives for the house to be an idyllic location as a small event venue or for local community gatherings. Professionals can also use the facility for professional development training seminars/workshops, business meetings, or mini conferences. Short-term and overnight rental (i.e., AirBnb) as a unique component to the effective use of the property during the year. The property is within the boundaries of the Little Rock Central High School National Historic Site. The target audience are heritage tourists from both locally and globally. Proposed use of the property shall be first accommodating the needs of short-term overnight rental guests. In regards to other than short-term rental usage, the property shall be available seven February 10, 2022 ITEM NO.: G (Cont.) FILE NO.: Z-7965-A 5 days a week from eight o’clock in the morning to 9 o’clock in the evening. With regard to parking, there is an existing concrete paved parking lot (four slots and one handicap slot) accessible from Park Street.” “Short-term Leasing (i.e., AirBnb) The owner shall enact, upon approval of this PCD application, the services of a local property management company (host) to also manage the process of inspecting the house (before and after guest usage); cleaning the house; stocking the basic amenities for the guests as well as being the local contact for guests on behalf of the Owner. The intent is that only one entity (guest) shall occupy the house – no multiple bookings during the same stay period. The Owner lives out-of-state and shall occupy the house as their residence during visits to Little Rock. No events or airbnb guests shall occur during the Owner’s stay.” Small Events Venue for Local Community “The Owner shall enact, upon approval of this PCD application, the services of an events coordinator as the contact for persons interested in leasing the use of the house for events (as indicated in the attached letter from the Owner). The Events Coordinator and the Property Management Company shall coordinate the schedule of events against booking events by potential airbnb guests. No events shall occur during the stay period by airbnb guests.” The property located at 1417 S. Park Street is occupied by a one-story wood framed residential structure approximately 1,986 square feet in area. The existing approved uses include single-family residential and research office and provides adequate office space and support facilities for research assistance, interns, and clerical staff. In addition, the property provides a large public space for program seminars, office space with computer stations for distant educational purposes, reception and waiting room area and private office spaces. Five (5) parking spaces are provided within the rear yard area. Section 35-502 of the City’s Zoning Ordinance requires four (4) parking spaces. Staff believes the parking is sufficient for this use. On-street parking is allowed along S. Park Street. An existing driveway from S. Park Street along the south property line serves as access to the parking in the rear yard area. No physical changes to the property are intended at this time. The applicant notes that for short-term rental use, guests will have full access to the existing residential- like kitchen to prepare meals as needed. There will be a maximum of sixty (60) February 10, 2022 ITEM NO.: G (Cont.) FILE NO.: Z-7965-A 6 persons allowed for events. The applicant notes that food preparation will be permitted during events. It is planned that food/beverages will be from outside catering services. No signage is proposed at this time. Any future signage must comply with Section 36-553 of the City’s Zoning Ordinance (signs permitted in office zones). No changes to existing lighting or additional lighting is proposed with this revised PCD application. The applicant provided responses and additional information to all issues raised during staff’s review of the application. To staff’s knowledge, there is no outstanding issues. The applicant is requesting no variances with the PCD zoning. I. STAFF RECOMMENDATION: Staff recommends approval of the requested PCD zoning to allow a short-term rental and small public events subject to compliance with the comments and conditions outlined in paragraphs D, E and F, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: (DECEMBER 9, 2021) Staff informed the Commission that the applicant submitted a letter to staff requesting this application be deferred to the February 10, 2022 Planning Commission agenda. There was no further discussion. The item was placed on the Consent Agenda for deferral. The vote was 9 ayes, 0 nays and 2 absent. STAFF UPDATE: The applicant submitted a letter to staff on January 19, 2022 requesting this application be deferred to the May 12, 2022 agenda. Staff supports the deferral request. PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022) Staff informed the Commission that the applicant submitted a letter to staff on January 19, 2022 requesting this application be deferred to the May 12, 2022 agenda. Staff supported the deferral request. There was no further discussion. The item was placed on the Consent Agenda and deferred. The vote was 10 ayes, 0 nays and 1 open position. February 10, 2022 ITEM NO.: 1 FILE NO.: G-23-482 NAME: Alley – Right-of-Way Abandonment LOCATION: Blocks 16 and 17, Gibralter Heights Addition (700 and 800 Blocks of Atkins Street) DEVELOPER: James Built Homes, Inc. P.O. Box 242720 Little Rock, AR 72223 OWNER/AUTHORIZED AGENT: James Built Homes and Others – Owners Pat McGetrick – Agent SURVEYOR/ENGINEER: McGetrick and McGetrick 10402-B Stagecoach Road Little Rock, AR 72210 AREA: 0.18 acre NUMBER OF LOTS: N/A FT. NEW STREET: 0 LF WARD: 6 PLANNING DISTRICT: 18 CENSUS TRACT: 42.18 CURRENT ZONING: R-2 VARIANCE/WAIVERS: None requested. STAFF UPDATE: The applicant submitted a letter to staff on January 19, 2022 requesting this application be deferred to the April 14, 2022 agenda. Staff supports the deferral request. PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022) Staff informed the Commission that the applicant submitted a letter to staff on January 19, 2022 requesting this application be deferred to the April 14, 2022 agenda. Staff supported the deferral request. There was no further discussion. The item was February 10, 2022 ITEM NO.: 1 (Cont.) FILE NO.: G-23-482 2 placed on the Consent Agenda and deferred. The vote was 10 ayes, 0 nays and 1 open position. February 10, 2022 ITEM NO.: 2 FILE NO.: Z-9646 NAME: Berryhill Bed and Breakfast – Special Use Permit LOCATION: 38 Point West Circle OWNER/AUTHORIZED AGENT: Stuart Berryhill 38 Point West Circle Little Rock, AR 72211 SURVEYOR/ENGINEER: N/A AREA: 0.20 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 6 PLANNING DISTRICT: 18 CENSUS TRACT: 42.18 CURRENT ZONING: R-2 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to use the existing 1,248 square foot R-2 zoned Single- family residence at 38 Point West Circle as a Bed and Breakfast. The property owner will reside in the residence and utilize one (1) bedroom as a rental unit. B. EXISTING CONDITIONS: The property is a 8,640 square foot lot zoned R-2 with an existing 1,248 square foot single family residence in the Point West subdivision. The wood frame structure has a concrete driveway on the west side of the property which extends from the street. The property has a wood framed fence along the north and south portions of the residence enclosing the rear yard. C. NEIGHBORHOOD COMMENTS: All owners of property abutting the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. February 10, 2022 ITEM NO.: 2 (Cont.) FILE NO.: Z-9646 2 D. ENGINEERING COMMENTS: 1. No parking on sidewalk is allow. How will the additional traffic be able to be parked? 2. See City code for parking on streets.  Sec: 32-310.- Obstructing Traffic i. No person shall stop, stand or park any vehicle upon a street, other than an alley, in such a manner or under such conditions as to leave available less than ten (10) feet of the width of the roadway for free movement of vehicular traffic, except that a driver may stop temporarily during the actual loading or unloading of passengers or when necessary, in obedience to traffic regulations or traffic signs, or signals of a police officer. (Ord. No. 19,921, §1, 2-19-08) PUBLIC WORKS CONDITIONS: No comments received. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. CenterPoint Energy: No comments received. AT & T: No comments received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. February 10, 2022 ITEM NO.: 2 (Cont.) FILE NO.: Z-9646 3 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. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. 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. 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 Fire Marshal Derek N Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. February 10, 2022 ITEM NO.: 2 (Cont.) FILE NO.: Z-9646 4 Parks and Recreation: No comments received. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comment. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: No comments received. H. ANALYSIS: The applicant, Stuart Berryhill, proposes to use the single-family residence at 38 Point West Circle as an owner occupied bed and breakfast. The applicant provided the following information regarding the proposed bed and breakfast use of the property: 1. Maximum length of stay – fourteen (14) days. 2. Owner will be present in the dwelling. 3. Number of rooms to be rented – one (1) bedroom. 4. Maximum number of occupants per room – two (2). 5. No meals will be provided. Only coffee. The existing single lane paved driveway on the property will allow for parking of two (2) vehicles. The applicant notes that parking will be provided for one (1) guest vehicle and the owner at the front of the residence. The proposed use of the property conforms to the following sections of the City Zoning Ordinance as adopted by the Board of Directors on September 6, 2005. Section 36-54 (e) (1) (a-d) of the City’s Zoning Ordinance provides the following provisions for Bed and Breakfast Hotels: 1. The occupancy fee may include a continental breakfast (coffee, juice, and pastry) to be served to paying guests with no full meals. February 10, 2022 ITEM NO.: 2 (Cont.) FILE NO.: Z-9646 5 2. The owner must provide one (1) paved off-street parking space per guest room and one (1) additional for the residence use. 3. Allowable signage is that permitted by the single-family residential standard. 4. No receptions, private parties or tours for a fee are allowed. Section 36-3 Same – Uses Bed and Breakfast house means an owner-occupied single-family residence which contains not more than five (5) guest rooms which for a fee may be occupied by a guest for no longer than fourteen (14) consecutive days. This activity must obtain a special use permit in the permitted districts of R-1, R-2, and R-3 single family and R-4 two family districts. Staff supports the requested Special Use Permit (SUP) to allow a Bed and Breakfast at 38 Point West Circle. Staff believes that the proposed occupancy and the additional minor vehicle and pedestrian traffic will have no adverse impact on the area. The proposed bed and breakfast will conform with all ordinance criteria. The applicant is requesting no variances with this request. I. STAFF RECOMMENDATION: Staff recommends approval of the requested Special Use Permit (SUP) to allow a Bed and Breakfast at 38 Point West Circle, subject to compliance with the comments and conditions outlined in paragraphs D and E, and the staff analysis of the agenda staff report. PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022) The applicant was present. There were no persons present registered in support or opposition. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 10 ayes, 0 nays and 1 open position. February 10, 2022 ITEM NO.: 3 FILE NO.: Z-8066-A NAME: Little Maumelle Water Reclamation Facility – Revised Conditional Use Permit LOCATION: Approximately one mile north of the Cantrell Road/The Divide Pkwy Intersection DEVELOPER Little Rock Water Reclamation Authority Gregory Ramon 11 Clearwater Drive Little Rock, AR 72204 OWNER/AUTHORIZED AGENT: City of Little Rock – Owner Little Rock Water Reclamation Authority Gregory Ramon 11 Clearwater Drive Little Rock, AR 72204 SURVEYOR/ENGINEER: NTB Associates, Inc 18 Corporate Drive, Suite 200 Little Rock, AR 72205 AREA: 19.14 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 20 CENSUS TRACT: 42.05 CURRENT ZONING: R-2 (CUP) VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to amend the Conditional Use Permit (Z-8066) which established the Little Maumelle Wastewater Treatment Plant, to remove one (1) condition adopted by the Board of Directors in October 2006 via Resolution 12,369. February 10, 2022 ITEM NO.: 3 (Cont.) FILE NO.: Z-8066-A 2 B. EXISTING CONDITIONS: The property is located within an area that is primarily undeveloped and heavily wooded. Properties for several hundred feet in all directions are zoned R-2 and are undeveloped and wooded other than an Entergy transmission right-of-way that bisects the site. The transmission right-of-way has been cleared. An area of single- family residences on larger tracts is located to the northwest of the site. The nearest residential property is approximately 260 feet west of the northwest corner of the treatment plant site. C. NEIGHBORHOOD COMMENTS: All owners of property within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: No comments. PUBLIC WORKS CONDITIONS: No comments received. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. CenterPoint Energy: No comments received. AT & T: No comments received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire Department: Maintain Access: February 10, 2022 ITEM NO.: 3 (Cont.) FILE NO.: Z-8066-A 3 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. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. 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. February 10, 2022 ITEM NO.: 3 (Cont.) FILE NO.: Z-8066-A 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 Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: No comments received H. ANALYSIS: The applicant proposes to amend the Conditional Use Permit (Z-8066) which established the Little Maumelle Wastewater Treatment Plant approved by the Little Rock Planning Commission on July 6, 2006. The Board of Directors adopted Resolution No. 12,369 on October 17, 2006 which approved the action of the Planning Commission (appealed by others) and established conditions as offered by Little Rock Wastewater Utility on behalf of The Little Rock Sanitary Sewer Committee. A copy of Resolution No. 12,369 is attached for Planning Commission review. The conditions as found in the resolution are as follows: a) The facility will be constructed in a style that appears to be residential or college campus with buildings: 1) that have sloped roofs, and 2) accents such as false dormers, and 3) where the exteriors are made of brick, rock or some other appropriate façade as determined by the Little Rock Planning & Development staff; February 10, 2022 ITEM NO.: 3 (Cont.) FILE NO.: Z-8066-A 5 b) All buildings be enclosed, or will be covered with the same roof style; c) Odor and noise control will be installed and maintained on the premises such that there will be no obnoxious odor nor noise pollution outside the structures of the plant that is ascertainable or discernible by a person with reasonable sensibility. d) All pipes between buildings shall be located underground; e) Sludge will be piped away from the facility instead of removal by truck. The applicant proposes to remove one (1) of the five (5) conditions as set forth in the Resolution, specifically noted as item “e.” Little Rock Water Reclamation Authority is requesting that this condition be removed so that sludge/solids can be removed from the treatment plant by truck. There is an existing developed roadway between the treatment facility and Cantrell Road. The applicant notes the following: “Having the ability to remove solids by truck will lower the risk of high- costing operation and maintenance along with premature capital replacement of infrastructure.” Staff supports the requested CUP revision to allow the removal of one (1) of the five (5) conditions, specifically noted as item “e” in the Resolution. The Conditions in Resolution No. 12,369 were originally offered by the utility. Staff believes the proposed revision will have no adverse impact on the area. The four (4) other conditions will remain in place. I. STAFF RECOMMENDATION: Staff recommends approval of the CUP revision to allow the removal of one specific condition noted as item “e” in Resolution No. 12,369, subject to compliance with the comments and conditions outlined in paragraph E, and the staff analysis of the agenda staff report. PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022) The applicant was present. There were no persons present registered in support or opposition. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 10 ayes, 0 nays and 1 open position. February 10, 2022 Attachment- Resolution No. 12,369 February 10, 2022 Attachment- Resolution No. 12,369 (Cont.) FILE NO.: Z-8066-A 2 February 10, 2022 ITEM NO.: 4 FILE NO.: Z-9648 NAME: Eagle Point Church – Conditional Use Permit LOCATION: Southwest Corner of Mabelvale Pike and Sibley Hole Road DEVELOPER: Eagle Point Church Jerry L. Riddle 11111 Geyer Springs Road Little Rock, AR 72209 OWNER/AUTHORIZED AGENT: Eagle Point Church Jerry L. Riddle 11111 Geyer Springs Road Little Rock, AR 72209 SURVEYOR/ENGINEER: Laha Engineers, Inc. P.O. Box 190251 Little Rock, AR 72219 AREA: 4.11 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF WARD: 7 PLANNING DISTRICT: 15 CENSUS TRACT: 41.03 CURRENT ZONING: R-2 (Single-Family District) VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: Eagle Point Church is requesting a Conditional Use Permit (CUP) to allow for the construction of a church and associated parking at the intersection of Mabelvale Pike and Sibley Hole Road. The applicant also proposes to construct a pavilion in the southern portion of the site to be determined at a later date. February 10, 2022 ITEM NO.: 4 (Cont.) FILE NO.: Z-9648 2 B. EXISTING CONDITIONS: The property is undeveloped and mostly wooded primarily around the perimeter of the site. The middle portion of the property is sparsely covered with trees and vegetation. Southwest High School lies east of the property. Additional commercial zoning and uses lie northeast of the site. Residential uses and zoning lie north, west and south of the proposed site. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Right of way not shown please depict. Mabelvale Pike is shown as a Minor Arterial with a right of way of 90 feet per master street plan. 2. Right of way not shown please depict. Sibley Hole Rd. is shown as a Collector with a right of way of 60 feet per master street plan. 3. Boundary street improvements are required for both Mabelvale Pike and Sibley Hole Rd. per master street plan. Boundary street improvements shall include, but not be limited to, reconstruction of one-half section of the abutting street if the existing street is not up to city standards. Repair, replace, or extend existing damaged, missing, and noncompliant curb and gutter, sidewalk, access ramps or concrete driveway aprons within the public right- of-way adjacent to the site. Remove abandoned driveway cuts and replace with curb, gutter, and sidewalk. All work within the public right-of-way shall conform to City of Little Rock Public Works Standard Details and ADA guidelines. 4. Provide width of proposed driveway on Mabelvale Pike. 5. Provide Sketch Grading and Drainage Plans. 6. Provide a drainage study showing drainage calculations for the 24hr 25yr and 24hr 100yr storm events as well as stage storage for the detention pond. 7. Provide full civil construction plan set to the Department for review and approval prior to issuance of a building permit. 8. Any work involving one (1) or more acres of disturbed area requires a State of Arkansas NPDES permit. Contact the Arkansas Department of Environmental Quality, NPDES branch at 501-682-0744 for applications and information about General Stormwater Discharge Construction Permit #ARR150000. February 10, 2022 ITEM NO.: 4 (Cont.) FILE NO.: Z-9648 3 9. A grading permit must be obtained prior to initiation of work. Grading permits are issued by the Planning and Development Dept. at 723 West Markham Street after approval of sediment and erosion control plans, grading and drainage plans, land boundary survey, drainage study, and soil loss calculations per City’s stormwater management and drainage manual. Contact Planning and Development Dept., Civil Engineering Private Development at 501-371-4817 or at 501-918-5348 or Permits@littlerock.gov to schedule an appointment for issuance or to answer any questions. Permit cost is based on total project area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for the first acre and $100.00 for each additional acre for project greater than 1 acre. 10. Provide a drainage report and a full hydrology report for both storm events (24hr 25year and the 24hr 100yr). E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. CenterPoint Energy: No comments received. AT & T: No comments received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact CAW regarding procedures for installation of water facilities. Approval of plans by CAW, the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. 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. Fire Department: Maintain Access: February 10, 2022 ITEM NO.: 4 (Cont.) FILE NO.: Z-9648 4 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. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 February 10, 2022 ITEM NO.: 4 (Cont.) FILE NO.: Z-9648 5 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. 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. February 10, 2022 ITEM NO.: 4 (Cont.) FILE NO.: Z-9648 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, or Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. 2. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The properties to west and south are zoned R-2. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. In addition to the required screening, buffers are to be landscaped at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the city, section 15-81. February 10, 2022 ITEM NO.: 4 (Cont.) FILE NO.: Z-9648 7 3. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) the full width requirement but in no case be less than nine (9) feet. The average width of the lot is 300’, a minimum 18-foot street buffer is required adjacent to the Mabelvale Pike right-of-way. The average length of the lot is 580-feet a minimum 35-foot street buffer is required adjacent to the Sibley Hole Rd right-of-way. 4. Screening requirements will need to be met for the vehicular use areas adjacent to street rights-of-way. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 5. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property, or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 6. 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. 7. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). For developments with more than one hundred fifty (150) parking spaces the minimum size of an interior landscape area shall be three hundred (300) square feet. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for e very twelve (12) parking spaces. 8. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 9. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 10. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. February 10, 2022 ITEM NO.: 4 (Cont.) FILE NO.: Z-9648 8 G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments. Planning Division: No comments received. H. ANALYSIS: The applicant is requesting a conditional use permit to allow for the construction of a one-story 13,000 square foot church on a 4.11 acre site located at the intersection of Mabelvale Pike and Sibley Hole Road. The primary use of the facility will be for church and community related activities. The applicant proposes 216 pews and 54 paved parking spaces with the majority of the parking located on the south side of the building, parking will be also provided on the north and west sides of the building. Additional parking will be provided on the property along the east property line adjacent to Mabelvale Pike. The City’s Zoning Ordinance requires a minimum of 43 parking spaces for the proposed church use. The proposed plan meets this requirement. The proposed project also includes a 20x50 foot pavilion to be located in the southern portion of the property. The applicant notes construction of the pavilion will occur at a later date. The church will take access from a 3-lane driveway along Mabelvale Pike. A second smaller driveway is proposed along Sibley Hole Road in the northwest portion of the property. The applicant notes the church will contain foyer, fellowship hall and classrooms. The applicant notes there will be no daycare-type use proposed as part of this request. The proposed building will not include a steeple and have a thirty-five (35) foot maximum height as allowed in the R-2 zoning district. All proposed building setbacks comply with ordinance standards. The applicant notes that the development will comply with the City’s minimum landscape and buffer requirements. The applicant proposes a silt fence to be constructed around the entire property prior to construction. Any fencing shall comply with Section 36-516 of the City’s Zoning Ordinance. All sight lighting will be low-level and directed away from adjacent properties. Any dumpster located on the site shall comply with Section 36-523 of the City’s Zoning Ordinance. February 10, 2022 ITEM NO.: 4 (Cont.) FILE NO.: Z-9648 9 The applicant proposes a 4x8 feet sign to be located in the southeast portion of the property along Mabelvale Pike. All signage must comply with Section 36-553 of the Code (signs allowed in institutional and office zones). The applicant provided responses and additional information to all issues raised during staff’s review of the application. To staff’s knowledge, there are no outstanding issues. The applicant is requesting no variances with the proposed CUP. Staff is supportive of the requested conditional use permit to allow for the development of a church at the intersection of Mabelvale Pike and Sibley Hole Road. Staff views the request is reasonable. Staff feels that the new church will not be out of character with the overall area. Staff believes that the proposed church development will have no adverse impact on the general area. I. STAFF RECOMMENDATION: Staff recommends approval of the requested Conditional Use Permit (CUP) to allow for the development of a church at the southwest corner of Mabelvale Pike and Sibley Hole Road, subject to compliance with the comments and conditions outlined in paragraphs D, E and F, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022) The applicant was present. There were no persons present registered in support or opposition. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 10 ayes, 0 nays and 1 open position. February 10, 2022 ITEM NO.: 5 FILE NO.: Z-5097-L NAME: Chenal Valley Commercial Lot 1R – PCD LOCATION: Southeast Corner of Highway 10 and Chenal Parkway DEVELOPER: Highway 10 Corner, LLC 1Allied Drive, Suite 1500 Little Rock, AR 72202 OWNER/AUTHORIZED AGENT: Highway 10 Corner, LLC 1Allied Drive, Suite 1500 Little Rock, AR 72202 SURVEYOR/ENGINEER: Joe White & Associates 25 Rahling Circle, Suite A-2 Little Rock, AR 72223 AREA: 2.25 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.12 CURRENT ZONING: C-3 (General Commercial District) VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing rezone the property to PCD in order to develop a 2.25 acre. Lot located at the southeast corner of Chenal Parkway and Cantrell Road to allow for the construction of a new coffee shop on one (1) acre and additional commercial uses on the remaining 1.25 acres. B. EXISTING CONDITIONS: The property is undeveloped and wooded. Mixed commercial and office uses exist in the general area along Cantrell Road. February 10, 2022 ITEM NO.: 5 (Cont.) FILE NO.: Z-5097-L 2 C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Any work involving one (1) or more acres of disturbed area requires a State of Arkansas NPDES permit. Contact the Arkansas Department of Environmental Quality, NPDES branch at 501-682-0744 for applications and information about General Stormwater Discharge Construction Permit #ARR150000. 2. A grading permit must be obtained prior to initiation of work. Grading permits are issued by the Planning and Development Dept. at 723 West Markham Street after approval of sediment and erosion control plans, grading and drainage plans, land boundary survey, drainage study, and soil loss calculations per City’s stormwater management and drainage manual. Contact Planning and Development Dept., Civil Engineering Private Development at 501-371-4817 or at 501-918-5348 or Permits@littlerock.gov to schedule an appointment for issuance or to answer any questions. Permit cost is based on total project area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for the first acre and $100.00 for each additional acre for project greater than 1 acre. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. CenterPoint Energy: No comments received. AT & T: No comments received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact CAW regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. February 10, 2022 ITEM NO.: 5 (Cont.) FILE NO.: Z-5097-L 3 3. 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. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. 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. February 10, 2022 ITEM NO.: 5 (Cont.) FILE NO.: Z-5097-L 4 D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. 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 Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. February 10, 2022 ITEM NO.: 5 (Cont.) FILE NO.: Z-5097-L 5 Landscape: 1. Site plan must comply with the City’s minimal landscape and buffer ordinance requirements and the Highway 10 Scenic Corridor Overlay District. 2. The Highway 10 frontage (front yard) shall consist of a minimum of forty (40) feet of landscaped area exclusive of right-of-way. The landscaped area shall contain organic and/or combined man-made/organic features such as berms, brick walls and dense plantings such that vehicular use areas are screened when viewed from an elevation of forty-two (42) inches above the elevation of the adjacent street. Trees shall be planted or be existing at least every twenty (20) feet and have a minimum of two (2) inches in diameter when measured twelve (12) inches from the ground at time of planting. Provide screening shrubs no less than thirty (30) inches in height at installation with an average linear spacing of not less at three (3) feet within the required landscape area 3. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. A portion of the property to the west is zoned R2. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the city, section 15-81. 4. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 5. Building landscape areas shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 6. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 7. A landscape irrigation system shall be required as per Highway 10 site design and development standards. 8. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. February 10, 2022 ITEM NO.: 5 (Cont.) FILE NO.: Z-5097-L 6 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the Chenal Planning District. The Land Use Plan shows Commercial (C) for the requested area. The Commercial (C) category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The application is to rezone from C-3 (General Commercial District) to PCD (Planned Commercial Development) District allow the tract to be divided into two smaller tracts for future C-3 commercial development. The site is within the Highway 10 Design Overlay District. Surrounding the application area, the Land Use Plan shows Commercial (C) in all directions. The Commercial (C) category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. To the south and east is a branch bank and Walmart Supercenter. This land is zoned C-3 (General Commercial District). To the north, across Cantrell Road, is a strip commercial center with drive-through restaurant and a power substation. The commercial development is zoned PCD (Planned Commercial Development) District and the power substation is zoned R-2 (Single Family District). To the west, across Chenal Parkway, is a vacant wooded tract zoned C-3 (General Commercial District). Master Street Plan: To the north is Cantrell Road and to the west is Chenal Parkway. Both are shown as a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road and Chenal Parkway since they are a Principal Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class I Bike Path is shown along Cantrell Road and along Chenal Parkway. A Bike Path is to be a paved path physically separated 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). February 10, 2022 ITEM NO.: 5 (Cont.) FILE NO.: Z-5097-L 7 H. ANALYSIS: The applicant is proposing to develop a 2.25 acre Lot located at the southeast corner of Chenal Parkway and Cantrell Road to allow for the construction of a coffee shop on one (1) acre and additional commercial uses on the remaining 1.25 acres. The property lies within the City’s Chenal Overlay District which requires PZD Zoning for lot sizes less than two (2) acres. The applicant notes the lots will share a private driveway along the south and east sides connecting to Chenal Parkway and Cantrell Road. The layout will utilize an existing driveway with no additional curb cuts required. The applicant proposes to subdivide the 2.25 acres into two (2) lots. The lots will be Lots 1RA and 1RB, Chenal Valley Commercial Addition. The applicant is proposing the construct a 2,450 square foot building on the west lot which will contain a coffee shop. The applicant proposes 27 parking spaces for the coffee shop. Typically, the City’s Zoning Ordinance requires 24 parking spaces. Staff feels the parking is sufficient to serve this use. The applicant proposes to construct a 8,400 square foot building on the eastern lot which includes 37 parking spaces. Typically, the City’s Zoning Ordinance requires 28 parking spaces. Staff feels the parking is sufficient for this development. The applicant is proposing C-3 permitted uses for both lots. Only permitted C-3 uses will be allowed on Lot 1RB which comply with the parking requirements as found in Section 36-502 of the Code. The proposed buildings will be located over one-hundred (100) feet back from the front (Cantrell Road) property line and over fifty (50) feet back from the west (Chenal Parkway) property line. The buildings will be located over one-hundred (100) feet from the south (rear) property line and the building on Lot 1RB will be located over thirty (30) feet from the east side property line. Each building will be located approximately ten (10) feet from the dividing side property line between Lots 1RA and 1RB. Section 36-346(d) typically requires a minimum side setback of thirty (30) feet. Staff believes the proposed side setbacks are reasonable. C-3 zoning typically requires no side setback. The applicant notes that the buildings will not exceed thirty-five (35) feet in height. The applicant notes that the development will comply with the City’s minimum landscape and buffer requirements. The applicant notes that all sight lighting will be low-level and directed away from adjacent properties. February 10, 2022 ITEM NO.: 5 (Cont.) FILE NO.: Z-5097-L 8 The applicant proposes a dumpster to be located in the southern portion of the development that will serve both buildings. The dumpster screening will comply with Section 36-523 of the City’s Zoning Ordinance. Any signage on the site must comply with the Highway 10 DOD standards as found in Section 36-343(f) of the Code. The applicant provided responses and additional information to all issues raised during staff’s review of the application. To staff’s knowledge, there are no outstanding issues. Staff is supportive of the requested PCD zoning to allow for a two-lot commercial development with C-3 uses and parking located on the southeast corner of Chenal Parkway and Cantrell Road. Staff views the request is reasonable. The property is currently zoned C-3. The PCD rezoning is required only because the lot sizes proposed are less than two (2) acres and the interior side setbacks do not conform to the Highway 10 DOD. Staff feels that the development will not be out of character with the overall area. Staff believes that the proposed PCD zoning will have no adverse impact on the general area. I. STAFF RECOMMENDATION: Staff recommends approval of the requested PCD zoning to allow for a two-lot commercial development, subject to compliance with the comments and conditions outlined in paragraphs D, E and F, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022) The applicant was present. There were no persons present registered in support or opposition. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 10 ayes, 0 nays and 1 open position. February 10, 2022 ITEM NO.: 6 FILE NO.: Z-8978-A NAME: Lucy Self Storage – Revised Long-Form PD-C LOCATION: 10616 Stagecoach Road DEVELOPER: Walter Lucy C/O Olan Asbury P O Box 241087 Little Rock, AR 72223 (501) 590-1604 OWNER/AUTHORIZED AGENT: Olan Asbury (Agent) Thomas Engineering 3810 Lookout North Little Rock, AR 72216 (501) 753-4463 SURVEYOR/ENGINEER: Olan Asbury (Agent) Thomas Engineering 3810 Lookout North Little Rock, AR 72216 (501) 753-4463 AREA: 2.0 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 42.20 CURRENT ZONING: C-2 VARIANCE/WAIVERS: No variances requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing to rezone the property from C-2 (General Commercial District) to PCD (Planned Commercial District) to allow the development of 2.0 acres with seven (7) buildings containing 224 self-storage units at February 10, 2022 ITEM NO.: 6 (Cont.) FILE NO.: Z-8978-A 2 10616 Stagecoach Road. The proposed site will be an extension of an existing storage unit facility and will be accessed from the south with a connecting access drive. B. EXISTING CONDITIONS: The property is currently undeveloped and mostly wooded. The property contains very little slope and is mostly level with a drainage easement along the north boundary of the property and another intersecting the property along its east/west axis. C. NEIGHBORHOOD COMMENTS: All owners of property within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Right of way not shown please depict. Stagecoach Rd. (ARDOT Hwy. 5) is shown as a Minor Arterial with a right of way of 90 feet per master street plan. 2. Provide Sketch Grading and Drainage Plans. 3. Provide a drainage study showing drainage calculations for the 24hr 25yr and 24hr 100yr storm events. 4. Provide full civil construction plan set to the Department for review and approval prior to issuance of a building permit. 5. Any work involving one (1) or more acres of disturbed area requires a State of Arkansas NPDES permit. Contact the Arkansas Department of Environmental Quality, NPDES branch at 501-682-0744 for applications and information about General Stormwater Discharge Construction Permit #ARR150000. 6. A grading permit must be obtained prior to initiation of work. Grading permits are issued by the Planning and Development Dept. at 723 West Markham Street after approval of sediment and erosion control plans, grading and drainage plans, land boundary survey, drainage study, and soil loss calculations per City’s stormwater management and drainage manual. Contact Planning and Development Dept., Civil Engineering Private Development at 501-371-4817 or at 501-918-5348 or Permits@littlerock.gov to schedule an appointment for issuance or to answer any questions. Permit cost is based on total project area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for the first acre and $100.00 for each additional acre for project greater than 1 acre. February 10, 2022 ITEM NO.: 6 (Cont.) FILE NO.: Z-8978-A 3 E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No Comments Received Entergy: No comments received. CenterPoint Energy: No comments received. AT & T: No comments received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A water main extension will be needed to provide water service to this property. 3. 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. 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. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If February 10, 2022 ITEM NO.: 6 (Cont.) FILE NO.: Z-8978-A 4 the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. 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: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. February 10, 2022 ITEM NO.: 6 (Cont.) FILE NO.: Z-8978-A 5 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. 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 Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. 2. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. February 10, 2022 ITEM NO.: 6 (Cont.) FILE NO.: Z-8978-A 6 Planning Division: No comments received. H. ANALYSIS: The applicant is proposing to rezone the property at 10616 Stagecoach Road from C-2 (General Commercial District) to PCD (Planned Commercial District) to allow the development of a 2.0-acre section of a larger 6.0-acre tract with seven (7) buildings containing 224 self-storage units. The proposed site will be an extension of an existing storage unit facility to the south and will be developed in one phase. The site has no road frontage and is bounded on the north and west by similar self-storage facilities, and on the east by a wooded undeveloped C-2 zoned tract bordering Stagecoach Road. The proposed site plan includes paved internal drives between and around all the structures with an access drive connecting to the existing storage facility to the south. The site plan has no designated parking area. Parking is accommodated in the existing facility’s office building parking area. The proposed site plan shows the new structures being similar in shape and size to the adjacent units and will be one (1) story in height. The applicant states that the units will not be heated or cooled. The site plan shows the new structures setback from the property lines a minimum of 10 feet on the east and west sides, and a minimum of 30 feet on the north and south sides. Any fencing will comply with commercial standards and Section 36-516 of the City’s zoning ordinance, The applicant states there will be no dumpster service for the site. All site lighting will be low level and directed away from adjacent properties. The applicant proposes to locate storm water retention basins at the northeast and southeast corners of the property with a landscaped green area around the perimeter of the site boundary. The applicant provided responses and additional information to all issues raised during the staff’s review of the application. To the staff’s knowledge, there are no outstanding issues. Staff is supportive of the requested Revised PD-C rezoning to allow an addition to an existing self-storage unit development. Staff views the request as reasonable. The property is in an area surrounded by similar uses and zoning, with similar commercial developments adjacent to the property to the north, west, and south February 10, 2022 ITEM NO.: 6 (Cont.) FILE NO.: Z-8978-A 7 along Stagecoach Road. Staff believes the proposed development will have no adverse impact on the surrounding properties. I. STAFF RECOMMENDATION: Staff recommends approval of the requested Revised PD-C zoning to allow an addition to an existing self-storage unit development subject to compliance with the comments and conditions outlined in paragraphs D, E and F, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022) The applicant was present. There were no persons present registered in support or opposition. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 10 ayes, 0 nays and 1 open position. February 10, 2022 ITEM NO.: 7 FILE NO.: Z-9480-B NAME: Integrated Psych Solutions – Revised POD LOCATION: 218 North McKinley Street DEVELOPER: Excellent Properties, LLC (Jennifer Anderson) 2300 North Rodney Parham Little Rock, AR 72212 (501) 231-7012 OWNER/AUTHORIZED AGENT: Jennifer Anderson 2300 North Rodney Parham Little Rock, AR 72212 (501) 231-7012 SURVEYOR/ENGINEER: Ashley Bice Griffin Engineering 2200 Rodney Parham Road Little Rock, AR 72212 (501) 221-7880 AREA: .31 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 3 CENSUS TRACT: 21.04 CURRENT ZONING: POD VARIANCE/WAIVERS: No variances requested. BACKGROUND: On February 4, 2020, the Board of Directors passed Ordinance No. 21, 834, rezoning this property from R-2 to POD. The rezoning was approved to use the existing building as a professional therapist's office and counseling office. The existing structure is 1,383 square feet in area and one (1) story in height. The approved POD zoning included the following: February 10, 2022 ITEM NO.: 7 (Cont.) FILE NO.: Z-9480-B 2 Phase I - construction of new parking and driveway in the front yard area and remodel of existing structure to accommodate the office use. • Phase II - construction of a 24 foot by 33 foot addition to the rear of the structure. • Sidewalk construction along N. McKinley was deferred until Phase II construction. Building height for the Phase II addition was not discussed with the POD approval. The property owner recently remodeling the existing building and construction of the Phase II addition. Construction of the Phase II building addition was increased from the 24 feet by 33 feet approved footprint to 24 feet by 54 feet area. The building addition also has a height of two (2) stories. The applicant was informed by staff that the larger building addition would need to go back to the Planning Commission for approval of a Revised POD, prior to the applicant beginning construction. A stop-work order was issued to the property owner to cease construction of the building addition. The applicant was allowed to proceed with the remodeling of the existing structure and construction of the parking lot and driveway. On August 12, 2021, the Planning Commission approved the Revised POD to allow a larger (2) story addition with a maximum height of 35 feet. The approval also included setbacks of 10 feet at the west property line with planting of evergreen trees, and omission of any exterior lighting at the façade of the structure. On September 21, 2021, the Board of Directors denied the Revised – POD request. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to revise the previously approved POD for the property at 218 North McKinley Street to construct the larger two-story building addition to the existing structure, revising the roof line and height of the proposed addition. B. EXISTING CONDITIONS: The existing structure on the site is in the process of being remodeled. A two-story addition to the rear of the existing structure was recently started and is partially finished. C. NEIGHBORHOOD COMMENTS: All owners of abutting property and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. February 10, 2022 ITEM NO.: 7 (Cont.) FILE NO.: Z-9480-B 3 D. ENGINEERING COMMENTS: 1. All driveways shall be concrete aprons per City Ordinance. 2. Due to the proposed use of the property, the Master Street Plan specifies that McKinley Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 3. Sidewalks with appropriate handicap ramps are required to be constructed adjacent McKinley St. in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 4. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway should not exceed 24 feet. Driveway spacing on commercial streets is 250 ft between driveways and 125 ft from the side property line. A driveway variance must be requested for the 2nd driveway. The current driveway is about 150 ft from the existing driveway to the south. 5. 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 on this site. Entergy: No comments received. CenterPoint Energy: No comments received. AT & T: No comments received. Central Arkansas Water: No comments received. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. February 10, 2022 ITEM NO.: 7 (Cont.) FILE NO.: Z-9480-B 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. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. 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 Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. 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 0104.1 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 0104.2 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. Parks and Recreation: No comments received. County Planning: No comments. February 10, 2022 ITEM NO.: 7 (Cont.) FILE NO.: Z-9480-B 5 F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) the full width requirement but in no case less than nine (9) feet. The average depth of the lot is approximately 150 linear feet. 3. Screening requirements will need to be met for the vehicular use areas adjacent to street rights-of-way. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 4. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property. This strip shall be at least nine (9) feet wide. Provide trees with an average linear spacing of not less than thirty (30) feet within the perimeter planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter planting strip. 5. Building landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building. These shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 6. An irrigation system shall be required for developments of one (1) acre or larger. For developments of less than one (1) acre a there shall be a water source within seventy-five (75) feet of all plant material if an automatic irrigation system is not provided. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. February 10, 2022 ITEM NO.: 7 (Cont.) FILE NO.: Z-9480-B 6 Planning Division: The request is in the West Little Rock Planning District. The Land Use Plan shows Suburban Office (SO) for the requested area. The Suburban Office (SO) category shall provide for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. The application is a revision to an existing POD (Planned Commercial Development) District to allow a larger expansion area for the office use. Surrounding the application area, the Land Use Plan shows Residential Low Density (RL) to the west and north. Suburban Office (SO) use is to the south of the site. Commercial (C) is on the Plan to the east. To the northeast the Plan shows Mixed Use (MX). Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single-family homes but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The area is an existing developed single- family platted neighborhood. The Suburban Office (SO) category shall provide for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. There are two professional office uses on this land. The Commercial (C) category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. This area is the Park Plaza Mall. The Mixed Use (MX) category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. There is an office tower, apartment towner, rehab facility and office/retail building within the MX area. Master Street Plan: To the east is McKinley Street, it is 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". 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 Ill Bike Route shown on McKinley Street. Bike Routes require no additional right-of-way, but either a sign or pavement marking to identify and direct the route. H. ANALYSIS: The applicant proposes to revise the previously approved POD zoning for the property at 218 North McKinley Street in order to reconfigure the two-story addition (which has been partially constructed) to the rear of the existing building. February 10, 2022 ITEM NO.: 7 (Cont.) FILE NO.: Z-9480-B 7 The site is located at 218 North McKinley Street adjacent to the Midtown Overlay District which includes multiple large scale commercial developments. The building addition originally approved was a 24 foot by 33-foot (792 square foot) addition. The originally approved addition had a rear setback of 10 feet, and side setbacks of over 15 feet. The height of the building addition was not discussed with the POD approved. However, the underlying R-2 zoning allows a maximum building height of 35 feet. The applicant constructed an addition to the rear of the building with an area of 24 feet by 54 feet (1,303 square foot). The proposed building addition will be set back 7 feet - 4 inches from the south side property line and 24 feet - 8 inches from the north side property line and 10 feet from the west property line. The applicant is proposing that the revised addition maintain the two (2) levels of interior height. The proposed addition will be approximately 22 feet in height, as measured from the finished floor to mid-point of the roof slope. The overall height of the addition, from finished floor to roof peak, will be 25 feet - 5 inches. The applicant is proposing the larger footprint and a revised roof plan for the addition. The proposal includes revising the roof to a shed type (lean to) configuration which will lower the west eave height from 20 feet to 12 feet and the ridge height to 25 feet. To maintain the square footage desired in the second-floor footprint the new interior space will be shifted east above the existing dwelling along with a reconfiguration of the existing structure’s roof. The revised height of the proposed addition eliminates the row of second floor windows which existed with the previous proposal. All other aspects and conditions of the original approval shall remain in full effect. The applicant proposes to provide a new eleven (11) car paved parking area at the east side of the structure with an access drive connecting to McKinley Street. Staff believes the proposed parking will be sufficient. No On-street parking is allowed on McKinley Street. The parking area will be linked to the structures by a new concrete walk and accessible ramp at the south end of the building. No dumpster is proposed for the site and trash collection will be collected using standard City of Little Rock garbage collection. There applicant is proposing future signage at the east perimeter of the parking area bordering McKinley Street. All signage must comply with Section 36-553 of the City’s Ordinance Code. Any site lighting must be low-level and directed away from the adjacent properties and must conform to all previously approved conditions. February 10, 2022 ITEM NO.: 7 (Cont.) FILE NO.: Z-9480-B 8 Staff is supportive of the requested revised POD to allow the larger two-story building addition with reconfigured roof line and interior space. Staff views the request as reasonable. Staff believes the building addition with the inclusion of the removal of second floor windows along the west elevation, lowered eave heights, reconfigured roof line, required setbacks and utilization of buffers will have no adverse impact on the adjacent residential properties or the general area. I. STAFF RECOMMENDATION: Staff recommends approval of the requested Revised POD zoning, subject to compliance with the comments and conditions outlined in paragraphs D, E and F, and the staff analysis, of the agenda staff report. Staff also recommends that building addition have no exterior lighting. PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022) The applicant was present. There were no persons present registered in support or opposition. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 10 ayes, 0 nays and 1 open position. February 10, 2022 ITEM NO.: 8 FILE NO.: Z-9643 NAME: Williams – PD-R LOCATION: 4105 “A” Street DEVELOPER: David Keith Williams 4101 Lee Avenue Little Rock, AR 72205 (501) 260-7506 OWNER/AUTHORIZED AGENT: David Keith Williams (Owner) Jeremiah Russell (Agent) Rogue Architecture 300 Spring Street Little Rock, AR 72201 (501) 260-7506 SURVEYOR/ENGINEER: Jeremiah Russell (Agent) Rogue Architecture 300 Spring Street Little Rock, AR 72201 (501) 260-7506 AREA: .15 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.01 CURRENT ZONING: R-4 VARIANCE/WAIVERS: 1. None February 10, 2022 ITEM NO.: 8 (Cont.) FILE NO.: Z-9643 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing to rezone the property from R-4 (Two Family Residential) to PD-R (Planned District - Residential) to allow a new accessory dwelling unit in addition to an existing duplex structure (three (3) dwelling units total). B. EXISTING CONDITIONS: The property currently has a two-story occupied duplex, with two (2) accessory structures in the rear yard. The proposal includes removal of the accessory structures and construction of the new dwelling. C. NEIGHBORHOOD COMMENTS: All owners of property within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: No Comment. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. CenterPoint Energy: No comments received. AT & T: No comments received. Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: No comment. Parks and Recreation: No comments received. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comment. February 10, 2022 ITEM NO.: 8 (Cont.) FILE NO.: Z-9643 3 G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: No comments received. H. ANALYSIS: The applicant proposes to rezone the 015-acre property located at 4105 “A” Street from “R-4” Two Family District to “PD-R” Planned District – Residential. The property is located on the south side of “A” Street and is bordered by an alley on the south perimeter of the property. The applicant proposes to remove two (2) existing accessory structures in the rear yard bordering the east and south property lines to allow construction of one (1) new dwelling unit in the rear yard. The new structure will be approximately 432 square feet and be located over 60 feet back from the front (North) property line, 5 to 15 feet back from the east and west side property lines, and 25 feet from the rear (south) property line. The structure will not exceed a height of 35 feet. The applicant proposes to provide a new three (3) car concrete parking area at the south perimeter of the property adjacent to the alley. The City’s Zoning Ordinance would typically require four (4) off-street parking spaces for this proposed use. Staff believes the proposed parking will be sufficient. On-street parking is allowed along one side of “A” Street. The parking area will be linked to both the new and existing structures by a new concrete walk centrally located in the rear yard. The proposal also includes the construction of a new wood frame fence around the rear yard area. No dumpster is proposed for the site and trash collection will be collected using standard City of Little Rock garbage collection. There is no signage proposed for the development. Any site lighting must be low-level and directed away from the adjacent properties. The applicant provided responses and additional information to all issues raised during staff’s review of the application. To staff’s knowledge no outstanding issues. The applicant is requesting no variances with the proposed PD-R zoning. Staff is supportive of the proposed PD-R zoning to allow three (3) residential units on the subject property. Staff views the request as reasonable. The proposed use of the property for three (3) residential units will be only minor increase in the February 10, 2022 ITEM NO.: 8 (Cont.) FILE NO.: Z-9643 4 current duplex zoning allowance for the property. There are other multi-unit residential properties in the general area. Staff believes the proposed third residential unit on the property will have no adverse impact on the surrounding properties. I. STAFF RECOMMENDATION: Staff recommends approval of the requested PD-R zoning, subject to compliance with the comments and conditionals outlined in paragraph E, and the staff analysis, of the agenda and staff report. PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022) The applicant was present. There were no persons present registered in support or opposition. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 10 ayes, 0 nays and 1 open position. February 10, 2022 ITEM NO.: 9 FILE NO.: S-1885-A NAME: Chenal Valley Tract 9 – Revised Preliminary Plat LOCATION: West of the Chenal Parkway and Rahling Road Intersection DEVELOPER: Potlatch Deltic Real Estate 7 Chenal Club Blvd. Little Rock, AR 72223 (501) 821-5555 OWNER/AUTHORIZED AGENT: Potlatch Deltic - (Owner) Tim Daters / White-Daters and Associates (Agent) 24 Rahling Circle Little Rock, AR 72223 (501) 821-1667 (A) SURVEYOR/ENGINEER: Tim Daters / White-Daters and Associates (Agent) 24 Rahling Circle Little Rock, AR 72223 (501) 821-1667 (A) AREA: 21.3 acres NUMBER OF LOTS: 38 FT. NEW STREET: 1,850 LF WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.13 CURRENT ZONING: R-2 VARIANCE/WAIVERS: 1. Variance to allow reduced front building setback. 2. Variance to allow reduced right-of-way width. February 10, 2022 ITEM NO.: 9 (Cont.) FILE NO.: S-1885-A 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing to subdivide 21.3 acres into 38 lots for single family residential development with 1,850 combined linear feet of new streets. The proposed subdivision will take access from Rahling Road and Founders Drive. B. EXISTING CONDITIONS: The property currently undeveloped and mostly wooded. The property contains varying degrees of slope, primarily sloping downward from north to south. C. NEIGHBORHOOD COMMENTS: All owners of property abutting the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Development or fill within the floodway is prohibited. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the City of Little Rock. In addition, a 25 ft access and maintenance easement is required adjacent to the floodway boundary. 2. A grading permit must be obtained prior to initiation of work. Grading permits are issued by the Planning and Development Dept. at 723 West Markham Street after approval of sediment and erosion control plans, grading and drainage plans, land boundary survey, drainage study, and soil loss calculations per City’s stormwater management and drainage manual. Contact Planning and Development Dept., Civil Engineering Private Development at 501-371-4817 or at 501-918-5348 or Permits@littlerock.gov to schedule an appointment for issuance or to answer any questions. Permit cost is based on total project area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for the first acre and $100.00 for each additional acre for project greater than 1 acre. 3. Any work involving one (1) or more acres of disturbed area requires a State of Arkansas NPDES permit. Contact the Arkansas Department of Environmental Quality, NPDES branch at 501-682-0744 for applications and information about General Stormwater Discharge Construction Permit #ARR150000. 4. Submit a more legible preliminary plat for review with next submittal. 5. The Department requires three (3) phase sediment and erosion control (SEC) plans to be submitted for all construction projects showing best management practices (BMPs) for mitigating sediment runoff and erosion along with vegetation specifications for temporary and permanent soil stabilization. February 10, 2022 ITEM NO.: 9 (Cont.) FILE NO.: S-1885-A 3 Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing, grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC BMPs during construction of utilities, buildings, roadway infrastructure and drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final grading, seeding, and landscaping of the site. 6. Sediment and Erosion Control plans shall also show the pertinent information as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part II section A-4-I-2 (A-B). 7. Private access is proposed for this property. In accordance with Little Rock Code Section 31-207, private streets must be designed and constructed to the same standard as public streets per City of Little Rock’s Master Street Plan. 8. Per City Rev. Code 29-99, stormwater detention for developments is required. Provide stormwater detention infrastructure to satisfy this requirement. 9. Provide reasoning on why St. Vincent Way Extension is not being extended from traffic circle to tie into Founders Court. 10. Per City Rev. Code 31-403 street lighting plans are required to be submitted to the Department for review and approval before filing and recording of the final plat for the subdivision. 11. Lots 101 & 108 will be considered corner lots and shall meet all zoning codes and ordinances including setback distances. 12. Developer shall dedicate all right-of-way required for traffic circle/cul-de-sac and construct temporary turnaround for Phase 2 if traffic circle/cul-de-sac in not completely constructed in Phase 2. 13. Move proposed gates located on Founder’s Court further away from Founder’s Drive and provide turnaround provisions similar to proposed gate location on St. Vincent Way Extension. 14. Provide provisions for dead-end fire apparatus access roads on Founder’s Court for lots 102, 103,106, & 107 per International Fire Code. Examples are a 96-foot diameter cul-de-sac, a 60-foot “Y”, or a 120-foot hammerhead. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. CenterPoint Energy: No comments received. February 10, 2022 ITEM NO.: 9 (Cont.) FILE NO.: S-1885-A 4 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. 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. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. February 10, 2022 ITEM NO.: 9 (Cont.) FILE NO.: S-1885-A 5 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. 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. February 10, 2022 ITEM NO.: 9 (Cont.) FILE NO.: S-1885-A 6 Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comment. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: No comments. H. ANALYSIS: The applicant proposes to subdivide 21.3 acres into 38 lots for single family residential development. The property is zoned R-2 and is located west of the Chenal Parkway/Rahling Road intersection. The average lot size is 8,400 square- feet. The development will include 1,850 linear feet of new streets, which will be private streets. Open space tracts will be located along the east, west and south perimeters of the subdivision. The subdivision will be final platted in three (3) phases, with the first phase containing 28 lots and tract A and part of tract B. Phase 2 will include 8 lots and part of tract B, C, and D to the north. Phase 3 will contain 2 lots and tract B and part of tract A. Lots 101 and 108 shall include setbacks of 25 feet from the street side building line as measured from the Right-of-Way line of Founders Court across tracts C and D. Access to Phase 1 and 3 of the development will be from Rahling Road, at the southeast corner of the overall plat boundary. A new private street will traverse an 0-3 zoned parcel and will align with St. Vincent Way to the east. The proposed February 10, 2022 ITEM NO.: 9 (Cont.) FILE NO.: S-1885-A 7 private street (St. Vincent’s Way Extension) will be gated several hundred feet west of the intersection with Rahling Road and include a turnaround with mail kiosk at the gate. The second proposed private street (Founders Court) will access the Phase 2 portion of the development and have gated access from Founders Drive to the east. The new street extends to the north and south within the development terminating in a “hammerhead” configuration. Staff believes that the private streets are permissible as per Section 31-207 (a) of the City’s Subdivision Ordinance. The subdivider shall provide for permanent maintenance of all private streets in the bill of assurance. This maintenance shall include water lines, fire hydrants, or other utility facilities. The new streets will have a right-of-way width of 45 feet. The right-of-way includes a utility easement for water and sewer which will run along the perimeter of the street. The master street plan requires a 50-foot minimum right-of-way width. The applicant is requesting a variance to allow the reduced right-of-way width of 45 feet. Staff is supportive of the variance request. Section 36-254 (d) (1) of the City's Zoning Ordinance requires a minimum front building setback of 25 feet for R-2 zoned lots. The applicant is proposing 20-foot front platted building lines for all lots. Therefore, the applicant is requesting a variance from this ordinance requirement for the subdivision. Staff supports this variance. To staff’s knowledge, there are no outstanding issues related to this revised preliminary plat request. The applicant has done a good job in addressing issues as raised by staff during staffs review of this plat. The subdividing of this property should have no adverse impact on the surrounding properties. I. STAFF RECOMMENDATION: Staff recommends approval of the proposed revised preliminary plat and associated variances, subject to compliance with the comments and conditions outlined in paragraphs D and E, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022) Tim Daters was present, representing the application. There were no objectors present online. Staff presented the application with a recommendation of approval. There was no discussion. February 10, 2022 ITEM NO.: 9 (Cont.) FILE NO.: S-1885-A 8 There was a motion to approve the application subject to all comments and conditions in the staff report. The motion passed by a vote of 10 ayes, 0 nays, 0 absent, 1 open position. The application was approved. February 10, 2022 ITEM NO.: 10 FILE NO.: Z-9647 NAME: New Life POME Living, LLC – Group Home – Special Use Permit LOCATION: 7 Stonecrest Circle DEVELOPER: Robin Jones 7 Stonecrest Circle Little Rock, AR 72204 OWNER/AUTHORIZED AGENT: Robin Jones – Owner/Applicant SURVEYOR/ENGINEER: N/A AREA: 0.35 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 6 PLANNING DISTRICT: 10 CENSUS TRACT: 21.02 CURRENT ZONING: R-2 VARIANCE/WAIVERS: None requested. STAFF UPDATE: After review of the application and ordinance criteria, Staff has determined that the proposed use is a permitted use as per Section 36-54 (e) (4) f. of the City’s Zoning Ordinance and is exempt from any requirement to obtain a special use permit. This is based on the fact that the applicant will be providing a residence to three (3) “developmentally disabled persons (as defined in A.C.A. 20-48-603).” “Homes for not more than eight (8) such persons are permitted in all residential zones.” Therefore, staff recommends that this application be withdrawn. February 10, 2022 ITEM NO.: 10 (Cont.) FILE NO.: Z-9647 2 PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022) Staff informed the Commission that after review of the application and ordinance criteria, Staff determined that the proposed use is a permitted use as per Section 36-54 (e) (4) f. of the City’s Zoning Ordinance and is exempt from any requirement to obtain a special use permit. Staff recommended that the application be withdrawn. There was no further discussion. The item was placed on the consent agenda and withdrawn as recommended by staff. The vote was 10 ayes, 0 nays and 1 open position. February 10, 2022 ITEM NO.: 11 FILE NO.: Z-9649 NAME: Frey Bed and Breakfast – Special Use Permit LOCATION: 400 N. Palm Street OWNER/AUTHORIZED AGENT: Brain Frey 400 N Palm Street Little Rock, AR 72205 SURVEYOR/ENGINEER: N/A AREA: 0.16 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.01 CURRENT ZONING: R-3 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to use the existing 1,872 square foot R-3 zoned Single- family residence at 400 N Palm Street as a Bed and Breakfast. The property owner will reside in the residence and utilize one (1) bedroom as a rental unit. B. EXISTING CONDITIONS: The property is a 7,000 square foot lot, zoned R-3 with an existing 1,872 square foot single family residence in the Elmhurst Addition. The wood frame structure has an access drive on the west side of the property which extends from the street. Single-family residential buildings and zoning exist in the general area. Similar developments to the west across the alley contain an existing PD-R and CUP both containing an accessory dwelling. February 10, 2022 ITEM NO.: 11 (Cont.) FILE NO.: Z-9649 2 C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: No comments. PUBLIC WORKS CONDITIONS: No comments received. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. CenterPoint Energy: No comments received. AT & T: No comments received. Central Arkansas Water: No comments received. Fire Department: Full Plan Review Parks and Recreation: No comments received. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: No comments received. February 10, 2022 ITEM NO.: 11 (Cont.) FILE NO.: Z-9649 3 H. ANALYSIS: The applicant, Brian Frey, proposes to use the single-family residence at 400 N. Palm Street as an owner occupied bed and breakfast. The applicant provided the following information regarding the proposed bed and breakfast use of the property: 1. Maximum length of stay – fourteen (14) days. 2. Owner will be present in the dwelling. 3. Number of rooms to be rented – one (1) bedroom. 4. Maximum number of occupants per room – two (2). 5. No meals will be provided. A continental breakfast (coffee, juice and pastry) may be included in the occupancy fee. The applicant notes that the residence includes a front parking pad for the homeowners. An existing parking pad located in the back yard off the alley will be provided for guest parking. The proposed use of the property conforms to the following sections of the City Zoning Ordinance as adopted by the Board of Directors on September 6, 2005. Section 36-54 (e) (1) (a-d) of the City’s Zoning Ordinance provides the following provisions for Bed and Breakfast Hotels: 1. The occupancy fee may include a continental breakfast (coffee, juice, and pastry) to be served to paying guests with no full meals. 2. The owner must provide one (1) paved off-street parking space per guest room and one (1) additional for the residence use. 3. Allowable signage is that permitted by the single-family residential standard. 4. No receptions, private parties or tours for a fee are allowed. Section 36-3 Same – Uses Bed and Breakfast house means an owner-occupied single- family residence which contains not more than five (5) guest rooms which for a fee may be occupied by a guest for no longer than fourteen (14) consecutive days. This activity must obtain a special use permit in the permitted districts of R-1, R-2, and R-3 single family and R-4 two family districts. February 10, 2022 ITEM NO.: 11 (Cont.) FILE NO.: Z-9649 4 Staff supports the requested Special Use Permit (SUP) to allow a Bed and Breakfast at 400 N. Palm Street. Staff believes that the proposed occupancy and the additional minor vehicle and pedestrian traffic will have no adverse impact on the area. The proposed bed and breakfast will conform with all ordinance criteria. The applicant is requesting no variances with this request. I. STAFF RECOMMENDATION: Staff recommends approval of the requested Special Use Permit (SUP) to allow a Bed and Breakfast at 400 N Palm Street, subject to compliance with the comments and conditions outlined in paragraph E, and the staff analysis of the agenda staff report. PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022) The applicant was present. There were no persons present registered in support or opposition. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 10 ayes, 0 nays and 1 open position. February 10, 2022 ITEM NO.: 12 FILE NO.: Z-9634-A NAME: Greenich Properties, LLC, Duplex – Conditional Use Permit LOCATION: 3717 West Capitol Avenue DEVELOPER: Lisa Greenhaw (Owner) 14 Valley Club Circle Little Rock, AR 72205 (501) 269-2528 OWNER/AUTHORIZED AGENT: Lisa Greenhaw (Owner) 14 Valley Club Circle Little Rock, AR 72205 (501) 269-2528 SURVEYOR/ENGINEER: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 (501) 888-5336 AREA: .15 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 9 CENSUS TRACT: 48 CURRENT ZONING: R-3 VARIANCE/WAIVERS: No variances requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a Conditional Use Permit to allow the development of the R-3 zoned property at 3717 West Capitol Avenue for a duplex. February 10, 2022 ITEM NO.: 12 (Cont.) FILE NO.: Z-9634-A 2 B. EXISTING CONDITIONS: The property is currently vacant and contains the remains of an existing driveway from a razed structure. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: No Comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. CenterPoint Energy: No comments. AT & T: No comments received. Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access Road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 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. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. February 10, 2022 ITEM NO.: 12 (Cont.) FILE NO.: Z-9634-A 3 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. One- or Two-Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No Comments. February 10, 2022 ITEM NO.: 12 (Cont.) FILE NO.: Z-9634-A 4 G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: No comments received. H. ANALYSIS: The applicant is requesting a conditional use permit to allow for the construction of one (2) story duplex structure at 3717 West Capitol Avenue. The property is currently undeveloped and mostly grass covered. The property is comprised of approximately 6,750 square feet of lot area (0.15 acre) being the east 1/3 of lots 1,2, and 3, Block 1, Heiseman’s Addition. The applicant proposes to construct a two (2) story duplex structure with 1,080 square feet in area on each level. It will be wood-frame structures, with siding, windows, and roofs to match the existing craftsman style houses in the area. The duplex structure will be located 25 feet back from the front (north) property line, 4.5 feet to 10.5 feet back from the side property lines and over 60 feet back from the rear (south) property line. All proposed setbacks will conform with Section 36-255 (R-3 zoning standards) of the City’s Zoning Ordinance. The building height will not exceed 35 feet. The applicant is proposing four (4) paved parking spaces (two (2) per duplex) to be located within the rear yard area, between the duplex structures and the south property line. One (1) new paved driveway from West Capitol Avenue will serve as access to the parking area. Section 36-502 requires a minimum of six (6) parking spaces for the two (2) duplexes. The parking as proposed will be sufficient to serve the development. New privacy fencing will be along the west, south, and east perimeters of the property along with new landscaping around the new structure. No dumpster is proposed for the site and trash will be collected using standard City of Little Rock garbage collection. There is no signage proposed for the development. Any site lighting must be low-level and directed away from the adjacent properties. February 10, 2022 ITEM NO.: 12 (Cont.) FILE NO.: Z-9634-A 5 To staff’s knowledge, there are no outstanding issues associated with this application. Staff believes the proposed duplex structure located at 3717 West Capitol Avenue is an appropriate use for this property. The duplex structure will only be a minor increase in the original platted density for this property. The proposed duplex structure will not be out of character with the general area. Other duplex structures are located throughout Neighborhood. Staff believes the proposed duplex will have no adverse impact on the neighborhood or surrounding uses. The applicant is requesting no variances with the proposed development. I. STAFF RECOMMENDATION: Staff recommends approval of the requested Conditional Use Permit, subject to compliance with the comments and conditions outlined in paragraphs E, and the staff analysis, and the agenda staff report. PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022) The applicant was present. There were no persons present registered in support or opposition. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 10 ayes, 0 nays and 1 open position. February 10, 2022 ITEM NO.: 13 FILE NO.: Z-9653 NAME: MEO, LLC – Accessory Dwelling – Conditional Use Permit LOCATION: 228 Vernon Avenue DEVELOPER: MEO, LLC 521 Appianway Street Little Rock, AR 72205 OWNER/AUTHORIZED AGENT: MEO, LLC – Owner William Page Wilson - Agent SURVEYOR/ENGINEER: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.16 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 9 CENSUS TRACT: 48 CURRENT ZONING: R-3 VARIANCE/WAIVERS: 1. Variance to allow increased rear yard coverage for accessory structure. 2. Variance to allow neither residence to be occupied by the property owner. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a conditional use permit to allow an accessory dwelling to be located on the single family residential lot. February 10, 2022 ITEM NO.: 13 (Cont.) FILE NO.: Z-9653 2 B. EXISTING CONDITIONS: A two-story brick and frame single family residence is located within the north half of the property. A concrete driveway is located at the northwest corner of the lot. The driveway extends along the west side of the residence to a parking pad in the rear yard area. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Provide ADA accessible bridge across existing rock ditch channel from accessory structure. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. CenterPoint Energy: No comments. AT & T: No comments received. Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 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. If February 10, 2022 ITEM NO.: 13 (Cont.) FILE NO.: Z-9653 3 the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. 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. One- or Two-Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. February 10, 2022 ITEM NO.: 13 (Cont.) FILE NO.: Z-9653 4 Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: No comments. H. ANALYSIS: The applicant is requesting a conditional use permit to allow construction of an accessory dwelling on the R-3 zoned property at 228 Vernon Avenue. The property is comprised of one (1) lot; Lot 13, Block 7, Young’s Park Addition. The property is occupied by a two-story brick and frame single family residence within the north half of the property. A concrete driveway is located at the northwest corner of the lot. The driveway extends along the west side of the residence to a parking area in the rear yard area. There is parking for at least two (2) vehicles. A rock ditch extends across the lot within the rear yard area. A pedestrian foot bridge is located across the ditch area. An alley right-of-way is located along the rear (south) property line. The applicant proposes to construct a 544 square foot (16 foot by 34 foot) accessory dwelling structure within the rear yard area. The applicant notes that family members of the property owners will live in the accessory dwelling initially, and that it will be a long-term rental unit later. The existing principal structure is currently a long-term rental unit. The proposed accessory dwelling will be one (1) story in height (19 feet tall). Exterior building materials will be stucco and metal. The accessory structure will be located three (3) feet from the east side property line and 6.9 feet from the west side property line. It will be five (5) feet to nine (9) feet back from the rear (south) property line and over 100 feet back from the front (north) property line. Section 36-156 (a) (2) c. of the City’s Zoning Ordinance allows an accessory structure to occupy up to 30 percent of a required rear yard area (rear 25 feet of a lot). The proposed accessory dwelling occupies approximately 49.6 percent of the rear 25 feet of the lot. Therefore, the applicant is requesting a variance from this ordinance requirement, because the lot has a relatively narrow width of 43.9 feet. Staff supports the variance request. Section 36-252 (a) (3) of the City’s Zoning Ordinance requires the following with respect to accessory dwellings: February 10, 2022 ITEM NO.: 13 (Cont.) FILE NO.: Z-9653 5 “(3) In the R-2 and R-3 districts, one (1) of the dwelling units must be occupied by the landowner.” The applicant is requesting a variance from this requirement as neither dwelling will be occupied by the landowner. The landowner resides approximately three (3) blocks away. Staff supports the variance request. As noted above, there is parking for two (2) vehicles behind the principal structure. Section 36-502 requires a minimum of two (2) parking spaces for the two (2) dwellings. The site conforms with this requirement. The applicant provided responses and additional information to all issues raised during staff’s review of the application. To staff’s knowledge, there are no outstanding issues. Staff is supportive of the requested CUP to allow an accessory dwelling on the R-3 zoned property at 228 Vernon Avenue. Staff views the request as reasonable. The accessory dwelling use will be compatible with the overall neighborhood, as there are numerous accessory dwellings scattered throughout the area. Staff believes the proposed accessory dwelling will have no adverse impact on the general area. I. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP to allow an accessory dwelling at 228 Vernon Avenue, subject to compliance with the comments and conditions outlined in paragraphs D and E, and the staff analysis, in the agenda staff report. PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022) The applicant was present. There were no persons present registered in support or opposition. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 10 ayes, 0 nays and 1 open position. February 10, 2022 ITEM NO.: 14 FILE NO.: Z-9657 NAME: Davis Duplexes – Conditional Use Permit LOCATION: 3110 West 16th Street DEVELOPER: Ken Davis P.O. Box 56855 Little Rock, AR 72215 OWNER/AUTHORIZED AGENT: Ken Davis – Owner/Applicant SURVEYOR/ENGINEER: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.32 acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 9 CENSUS TRACT: 13 CURRENT ZONING: R-3 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a conditional use permit to allow for the construction of two (2) duplex structures on two (2) lots (one (1) per lot) at 3110 West 16th Street . B. EXISTING CONDITIONS: The property is located within a single family residential neighborhood which contains a variety of housing types and sizes. The site is currently undeveloped and mostly grass covered. February 10, 2022 ITEM NO.: 14 (Cont.) FILE NO.: Z-9657 2 C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. No on street parking or parking in the right-of-way is allowed. A variance will have to be requested. Civil Engineering staff will not support this request. 2. See City code for parking on streets 3. Sec: 32-310.- Obstructing Traffic  No person shall stop, stand or park any vehicle upon a street, other than an alley, in such a manner or under such conditions as to leave available less than ten (10) feet of the width of the roadway for free movement of vehicular traffic, except that a driver ma y stop temporarily during the actual loading or unloading of passengers or when necessary, in obedience to traffic regulations or traffic signs, or signals of a police officer. (Ord. No. 19,921, §1, 2-19-08) 4. How are the lots handling drainage? Provide a drainage study showing the effects of the 24hr 25yr and 24hr 100yr storm events. 5. New driveway apron and sidewalk shall be constructed to current City and ADA standards. 6. Show proposed driveways and visitors’ parking spots on site plan. 7. City Rev. Code 30-43 requires residential driveways to be 5 feet from the property line. Also, driveways need to be spaced a minimum of 10 feet according to standard detail PW-30. To meet the required driveway spacing requirements with the 50 feet lot frontage for each lot, a fifteen (15) foot maximum driveway width for both /driveways for each lot will be allowed. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. CenterPoint Energy: No comments. AT & T: No comments received. February 10, 2022 ITEM NO.: 14 (Cont.) FILE NO.: Z-9657 3 Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, a water main extension will be needed to provide water service to this property installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire Department: 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. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. 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. 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. February 10, 2022 ITEM NO.: 14 (Cont.) FILE NO.: Z-9657 4 Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: No comments. H. ANALYSIS: The applicant is requesting a conditional use permit to allow for the construction of two (2) duplex structures on two (2) lots (one (1) per lot) at 3110 West 16th Street. The property is currently undeveloped and mostly grass covered. The property is located on the north side of West 16th Street, west of Johnson Street. The property is comprised of two (2) platted lots; Lots 4 and 5, Block 5, C & P Johnson Addition. Each lot contains approximately 7,000 square feet of lot area (0.16 acre). February 10, 2022 ITEM NO.: 14 (Cont.) FILE NO.: Z-9657 5 The applicant proposes to construct one (1) duplex structure on each of the platted lots. Each duplex structure will be 1,833 square feet in area and one (1) story in height. They will be wood-frame structures, with vinyl siding, architectural roofing and three foot brick fronts. The duplex structures will be located 36 feet back from the front (south) property line, 7 feet to 7.66 feet back from the side property lines and 47 feet back from the rear (north) property line. All proposed setbacks will conform with Section 36-255 (R-3 zoning standards) of the City’s Zoning Ordinance. The building heights are not to exceed 35 feet. The applicant is proposing one (1) driveway for each duplex unit (two (2) driveways per lot). Each driveway will allow for the parking of two (2) vehicles. There will be eight (8) total parking spaces for the two (2) duplex structures. Each driveway must be set back at least five (5) feet from the side lot lines. Section 36-502 requires a minimum of six (6) parking spaces for the two (2) duplexes. The parking as proposed will be sufficient to serve the development. To staff’s knowledge, there are no outstanding issues associated with this application. Staff believes the proposed duplex structures located at 3110 West 16th Street are appropriate uses for this property. The duplex structures will only be a minor increase in the original platted density for this property. The proposed duplex structures will not be out of character with the general area. Other duplex structures are located throughout this neighborhood south of I-630. Staff believes the proposed duplexes will have no adverse impact on the subdivision or surrounding uses. The applicant is requesting no variances with the proposed development. I. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP, subject to compliance with the commends and conditions outlined in paragraphs D and E, and the staff analysis, in the agenda staff report. PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022) The applicant was present. There were no persons present registered in support or opposition. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 10 ayes, 0 nays and 1 open position. February 10, 2022 ITEM NO.: 15 FILE NO.: Z-5936-Q NAME: Rezoning from C-3 to R-2 LOCATION: Northwest of the northwestern corner of C henal Parkway and Rahling Road DEVELOPER: Deltic Real Estate, LLC 210 E. Elm Street El Dorado, AR 71730 OWNER/AUTHORIZED AGENT: Deltic Real Estate, LLC – Owner Tim Daters - Agent SURVEYOR/ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 2.75 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.13 CURRENT ZONING: C-3 VARIANCE/WAIVERS: None requested. BACKGROUND: This property was zoned C-3 in 2015 an part of a larger rezoning request. A project for this portion of the overall property did not come to fruition, and the applicant wishes to restore the previous R-2 zoning. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone 2.75 acres of property from C-3 to R-2. The property will be incorporated into the existing R-2 zoned property to the west for a single family residential subdivision. February 10, 2022 ITEM NO.: 15 (Cont.) FILE NO.: Z-5936-Q 2 B. EXISTING CONDITIONS: The property is currently undeveloped and mostly wooded. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: No comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. CenterPoint Energy: No comments. AT & T: No comments received. Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 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. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. February 10, 2022 ITEM NO.: 15 (Cont.) FILE NO.: Z-5936-Q 3 Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. One- or Two-Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. February 10, 2022 ITEM NO.: 15 (Cont.) FILE NO.: Z-5936-Q 4 F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the Chenal Planning District. The Land Use Plan shows Residential Low Density (RL) for the requested area. The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The application is to rezone from C-3 (General Commercial District) to R-2 (Single Family District) allowing for the future development of this land for single-family houses. Surrounding the application area, the Land Use Plan shows Commercial (C) to the south of the site. Residential Low Density (RL) is shown to the north and west of the site, with Park/Open Space (PK/OS) shown beyond that to the south. Office (O) is shown on the Plan to the southeast with Residential High Density (RH) shown to the northeast. The Commercial (C) category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The land is zoned C-3, General Commercial District and is mostly undeveloped. The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The Residential land adjacent to the site is undeveloped, with a single-family subdivision future to the west. The Park/Open Space (PK/OS) category includes all public parks, recreation facilities, greenbelts, flood plains, and other designated open space and recreational land. This area is floodplain/floodway of Rock Creek. Office (O) category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The area shown for Office has an office building (former location of Bank OZK headquarters). The Residential High Density (RH) category accommodates residential development of more than twelve (12) dwelling units per acre. This site is the location of Chenal Woods condominium development. February 10, 2022 ITEM NO.: 15 (Cont.) FILE NO.: Z-5936-Q 5 Master Street Plan: There are no existing or proposed public streets adjacent to the application area. Bicycle Plan: There are no bike routes shown in the immediate vicinity. H. ANALYSIS: Deltic Real Estate, LLC, owner of the 2.75 acre property located northwest of the northwestern corner of Chenal Parkway and Rahling Road, is requesting that the property be rezoned from “C-3” General Commercial District to “R-2” Single Family District. The rezoning is proposed in order to incorporate this property into the existing R-2 zoned property immediately west for a single family residential subdivision. The property is currently undeveloped and mostly tree covered. The property was rezoned from R-2 to C-3 in 2015 as part of a larger rezoning request. The applicant notes that a project for this property never came to fruition and was abandoned. Therefore, the applicant is requesting to restore the previous R-2 zoning. The City’s Future Land Use Plan designates this property as “RL” Residential Low Density. The proposed rezoning does not require an amendment to the future plan. Staff is supportive of the requested R-2 zoning. Staff views the request as reasonable. The applicant simply requests to restore R-2 zoning the property to be incorporated into a larger property for single family development. The proposed R-2 zoning should have no adverse impact on the general area. I. STAFF RECOMMENDATION: Staff recommends approval of the requested R-2 rezoning. PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022) The applicant was present. There were no persons present registered in support or opposition. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 10 ayes, 0 nays and 1 open position. February 10, 2022 ITEM NO.: 16 FILE NO.: LU2022-15-01 Name: Land Use Plan Amendment – Geyer Springs West Planning District Location: Northwest Corner of Mabelvale Pike and Sibley Hole Road Request: Light Industrial (LI) to Commercial (C) Source: Jesse Griffin, PE, 11719 Hinson Road, Little Rock PROPOSAL / REQUEST: Applicant requests a Land Use Plan amendment from Light Industrial (LI) to Commercial (C). The site is an approximate 18-acre unplatted parcel. The application is located northwest of the Mabelvale Pike and Sibley Hole Road intersection, in the Geyer Springs West Planning District. The existing Light Industrial (LI) land use designation provides for light warehouse, distribution or storage uses, and/or other industrial uses that are developed in a well- designed "park like" setting. The proposed Commercial (C) land use designation allows for a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. This land use amendment application accompanies a zoning map amendment request. It is the applicant’s intent to rezone the site to a General Commercial District (C-3) zoning designation (File No. Z-9655). EXISTING LAND USE AND ZONING: The subject site is a large undeveloped tract. The current zoning is Single Family District (R2). This area of the City has a hodge-podge of land uses. The I-30 frontage road, University Ave, I-30, and I-430 serve as easy access to this area of southwest Little Rock. The area is made up of a mixture of residential (single-family & multifamily units), big-box retail and neighborhood commercial, industrial sites, and the new Southwest Little Rock High School campus. Figure 4. Zoning February 10, 2022 ITEM NO.: 16 (Cont.) FILE NO.: LU2022-15-01 2 North of the site are seven approximate half acre unplatted parcels. Most of these tracts have been developed with an industrial type of metal building. Some of these parcels are zoned Light Industrial District (I-2), but most are non-conforming uses on Single Family District (R-2) zoned lands. A large tract to the west has Single Family District (R-2) zoning. The parcel is developed with a rural residential single-family home. South of the site across Sibley Hole Road are additional R-2 zoned lands. The land immediately to the south is currently a vacant tract. To the west is the entrance of the Pinedale Cove subdivision, then another large lot rural residential single-family home. To the east across Mabelvale Pike is the new Southwest Little Rock High School. The land is zoned Planned Development - Commercial (PD-C). North of the new high school are two multi-family developments (the Orchards of Mabelvale and the Valley Estates of Mabelvale) on lands zoned Planned Development - Residential (PD-R) and General Commercial District (C-3). In addition to the apartments north of the high school, there is a 2+ acre vacant site zoned C-3 with frontage along Mabelvale Pike. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: The City’s Land Use Plan Map shows Commercial (C) land uses at road intersections and adjacent to I-30. A regional community shopping area is developing at the Interstate 30-Baseline Road interchange, east of Interstate 30. This is northeast of the subject site. The site is within an area planned as a high intensity land use corridor characterized by commercial and industrial land uses. North of the site, lands are shown as Commercial (C) and Light Industrial (LI). The development to the north is generally industrial in nature. Lands east of the site, across Mabelvale Pike are all shown as Commercial (C). But immediately to the east and southeast development is mostly non-commercial land uses, including a school and apartments. Lands south of the site are designated Residential Low Density (RL). This area consists of existing low density residential uses – large-lot residential and a single-family subdivision. West of the site is designated for Light Industrial (LI). Light industrial uses have not developed on the parcel immediately to the west. A rural residential single-family home still exists on this tract. On the Light Industrial lands to the northwest is an established industrial land use (fan manufacturer). Figure 5. Comprehensive Plan February 10, 2022 ITEM NO.: 16 (Cont.) FILE NO.: LU2022-15-01 3 MASTER STREET PLAN: The site is bound to the east by Mabelvale Pike, designated a Minor Arterial. To the south is Sibley Hole Road which is shown as a Collector. Minor Arterials provide the connections to and through an urban area. Their primary function is to provide short distance travel within the urbanized area. Since a Minor Arterial is designed to be a high volume road, a minimum of 4 travel lanes with a 90-foot right-of-way and two sidewalks is required. The primary function of a Collector is to provide a traffic connection from Local Streets to Arterials or to activity centers, with the secondary function of providing access to adjoining property. The Collector system should not be continuous but should direct traffic to Arterials. This class of road is generally at a spacing of a quarter to a half-mile. A 36-foot-wide section with a 60-foot right-of-way and one sidewalk is required. Neither Mabelvale Pike nor Sibley Hole Road are currently built to standard. At the time of redevelopment a change in the section may be required. BICYCLE PLAN: The Master Street Plan shows a Class II Bike Lane proposed on Mabelvale Pike. Class II Bike Lanes consist of a paved area on both sides of a roadway with a painted stripe separating the bikeway from motor vehicle traffic. A Class II Bike Lane is used for safety reasons where mixing of bicycle and motorized vehicles is unsafe for both. These routes may either be a smooth paved shoulder or a section of the paved roadway. Class II Bike Lanes require minimal construction and are likely to be located on higher volume and speed roadways. There is no existing bicycle infrastructure along Mabelvale Pike or Sibley Hole Road. PARKS: There are no city recognized parks in the immediate vicinity. HISTORIC DISTRICTS: There are no city recognized historic districts in the vicinity of this amendment. Figure 6. Master Street Plan February 10, 2022 ITEM NO.: 16 (Cont.) FILE NO.: LU2022-15-01 4 ANALYSIS: The subject site is situated between I-30 and Mabelvale (a section of Little Rock originally platted as Mabelvale before annexation). Large areas of Commercial (C) were put on the Land Use Plan Map in the 1990s at the Baseline and Mabelvale Pike interchange with Interstate 30. Light Industrial (LI) was shown along the interstate from this commercial node west to the Interstate-430 interchange. In the 1990s, commercial uses moved from the Baseline-Geyer Springs Roads intersection to the Baseline-Interstate30-Siblie Hole Road interchange. This site is the eastern edge of the Light Industrial (LI) area with Commercial (C) show to the east. Development in the vicinity was previously characterized by limited sporadic industrial uses and a few low-density residential developments. South of the application area has been large-lot residential since the time of annexation around 1980. The Pinedale Cove subdivision, southwest of the site, dates from the late 1980s and early 1990s. There is an application for the property due south, across Sibley Hole Road for a church (Z-9648). The most recent development has been to the east. Along Mabelvale Pike to the northeast has been largely commercial in nature – tire retail store and equipment rental business. To the east, across Mabelvale Pike two multi-family developments have been completed- the Orchards of Mabelvale and the Valley Estates of Mabelvale. The most recent activity in the vicinity is the new Southwest Little Rock High School campus. This is on some 60-acres southeast of the site, across Mabelvale Pike. A Commercial land use at this site would likely bring more traffic and people into the area. It could also serve patrons at the high school campus, long term residents, and those occupying the new multifamily developments to the east. Given how the residential properties are set back south of Sibley Hole Road, thoughtful design of any new commercial development could reduce any potential negative impacts. The request to amend the Future Land Use Map to Commercial (C) at the subject site would expand the amount of commercial lands in the area. As noted earlier in the Staff Report areas shown for Commercial (C) have been developed as both multifamily and as a high school. The result of these actions removed over 70-acres proposed for commercial use. These changes with the proposed amendment would result in a net reduction of lands proposed for commercial use within the immediate vicinity. The change does not include the Park/Open Space (PK/OS) area along the north side of Sibley Hole Road. This would further protect the existing and proposed Residential Low Density (RL) areas along the south side of Sibley Hole Road. The amendment in land use at the site would not eliminate in entirety the amount of undeveloped lands designated for Light Industrial (LI) in this area. Nor would the extension of the Commercial (C) designation onto these lands preclude some uses that would be allowed in a light industrial zoned area. In recent years, there has not been an increase in the number or size of the light industrial uses developed or proposed in the vicinity. February 10, 2022 ITEM NO.: 16 (Cont.) FILE NO.: LU2022-15-01 5 NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood association: Pinedale and Southwest United for Progress. At the time of writing, Staff had received no comments from area residents or from Neighborhood Associations. STAFF RECOMMENDATIONS: Staff recommends approval of the applicant’s request to amend the land use designation at the subject site from Light Industrial (LI) to Commercial (C). PLANNING COMMISSION ACTION: (DECEMBER 9, 2021) The item was placed on consent agenda for approval. By a vote of 10 for, 0 against and 1 vacancy the consent agenda was approved. PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022) The applicant was present. There were no persons present registered in support or opposition. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 10 ayes, 0 nays and 1 open position. February 10, 2022 ITEM NO.: 16.1 FILE NO.: Z-9655 NAME: Rezoning from R-2 to C-3 and OS LOCATION: Northwest corner of Mabelvale Pike and Sibley Hole Road DEVELOPER: Wylie Family Enterprises II, LLC 13701 Colonel Glenn Road Little Rock, AR 72210 OWNER/AUTHORIZED AGENT: Wylie Family Enterprises II, LLC – Owner Jess Griffin – Agent SURVEYOR/ENGINEER: Jess Griffin, PE 11710 Hinson Road, Suite 130E Little Rock, AR 72212 AREA: 17.707 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 7 PLANNING DISTRICT: 15 CENSUS TRACT: 41.03 CURRENT ZONING: R-2 Variance/Waivers: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone the 17.707 acres property from R-2 to C-3 for future commercial development. The applicant proposes for the south 50 feet of the property to be zoned OS, as per the City’s Future Land Use Plan. B. EXISTING CONDITIONS: The property is currently undeveloped and grass covered. The property is relatively flat and free of slope. February 10, 2022 ITEM NO.: 16.1 (Cont.) FILE NO.: Z-9655 2 C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with The City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. No comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. CenterPoint Energy: No comments. AT & T: No comments received. Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 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. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. 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 February 10, 2022 ITEM NO.: 16.1 (Cont.) FILE NO.: Z-9655 3 or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. February 10, 2022 ITEM NO.: 16.1 (Cont.) FILE NO.: Z-9655 4 D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes February 10, 2022 ITEM NO.: 16.1 (Cont.) FILE NO.: Z-9655 5 501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the Geyer Springs West Planning District. The Land Use Plan shows Light Industrial (LI) for the requested area. The Light Industrial (LI) category provides for light warehouse, distribution or storage uses, and/or other industrial uses that are developed in a well-designed "park like" setting. The application is to rezone from R-2 (Single Family District) to C-3 (General Commercial District) to allow for the future commercial development of the site. There is an accompanying application to amend the Land Use Plan for this site to Commercial (C). Surrounding the application area, the Land Use Plan shows Commercial (C) use to the east across Mabelvale Pike and north, across Davmar. Light Industrial (LI) is shown to the northwest and west on the Plan. Residential Low Density (RL) is on the Plan south of the site, across Sibley Hole Road. Commercial (C) category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. Across Mabelvale Pike to the southeast of the application area is the new Southwest High School, zoned PDC (Planned Development Commercial) District. To the east is vacant C-3, General Commercial District zoned land. Further to the east on land zoned both PDR (Planned Development Residential) District and C-3, General Commercial District are several apartment buildings. To the northeast is land zoned C-3, General Commercial District with a Home Depot and a tire service store as well as two parcels zoned R-2, Single Family District with houses. North, across Davmar is mostly R-2, Single Family District zoned land with both single-family houses and warehouses, as well as a commercial business. The Light Industrial (LI) category provides for light warehouse, distribution or storage uses, and/or other industrial uses that are developed in a well-designed February 10, 2022 ITEM NO.: 16.1 (Cont.) FILE NO.: Z-9655 6 "park like" setting. This land to the west of the site is currently a large tract with a single-family house. The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. This land south of Sibley Hole Road has several large tract single-family houses and a single-family subdivision (Pinedale). Master Street Plan: To the south is Sibley Hole Road, shown as a Collector on the Master Street Plan. To the east is Mabelvale Pike and it is a Minor Arterial on the Master Street Plan. The primary function of a Collector Road is to provide a connection from Local Streets to Arterials. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Mabelvale Pike since it is a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class II Bike Route shown on Mabelvale Pike. A Bike Lane provides a portion of the pavement for the sole use of bicycles. H. ANALYSIS: Wylie Family Enterprises II, LLC, owner of the 17.707 acre property located at the northwest corner of Mabelvale Pike and Sibley Hole Road, is requesting that the property be rezoned from “R-2” Single Family District to “C-3” General Commercial District. The rezoning is proposed to allow future commercial development of the site. The property is currently undeveloped and grass covered. The property is relatively flat and free of slope. The applicant proposes to zone the south 50 feet of the property to “OS” Open Space District, in conformance with the City’s Future Land Use Plan. The property is located in an area of mixed zoning and uses. A mixture of single family residences, commercial and light industrial uses and zoning is located to the north. Interstate 30 is located approximately 700 feet to the north. R-2 and I-2 zoned properties are located to the west. Multifamily and commercial uses and zoning, and the new Southwest High School, are located across Mabelvale Pike to the east. Single family residences are located across Sibley Hole Road to the south. A new church development is proposed at the southwest corner of Mabelvale Pike and Sibley Hole Road. The City’s Future Land Use Plan designates this property as “LI” Light Industrial, with the south 50 feet of the property being designated as “OS” Open Space. A proposed land use plan amendment to “C” Commercial is a separate item on this agenda. February 10, 2022 ITEM NO.: 16.1 (Cont.) FILE NO.: Z-9655 7 Staff is supportive of the requested C-3 and OS zoning. Staff views the request as reasonable. The property has been sitting undeveloped (with light industrial potential) for a number of years. The proposed C-3 zoning might help expedite the site’s development. Properties to the east and north are zoned C-3, C-4 and PD-C. The proposed C-3 zoning should have no adverse impact on the general area. I. STAFF RECOMMENDATION: Staff recommends approval of the requested C-3 and OS rezoning. PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022) The applicant was present. There were no persons present registered in support or opposition. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 10 ayes, 0 nays and 1 open position. February 10, 2022 ITEM NO.: 17 FILE NO.: Z-3218-A NAME: 10th and McMath – Short-form PCD – Revocation LOCATION: Southeast corner of East 10th Street and McMath Avenue DEVELOPER: Paul Page Dwellings 1001 McMath Avenue Little Rock, AR 72202 OWNER/AUTHORIZED AGENT: William Page Wilson – Owner/Applicant SURVEYOR/ENGINEER: N/A AREA: 0.51 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 5 CENSUS TRACT: 46 CURRENT ZONING: PCD VARIANCE/WAIVERS: None requested. BACKGROUND/REQUEST: Ordinance No. 20,865 was adopted by the Little Rock Board of Directors on April 15, 2014 and established the 10th and McMath – Short-form PCD. The rezoning from “UU Urban Use District to PCD was approved by the Planning Commission on January 9, 2014 and the development was approved by the Historic District Commission on March 10, 2014. The approved PCD allowed a mixed use development containing office, commercial and residential uses. The approved development included three (3) new buildings and an addition to an existing structure within the south half of the property. The buildings were allowed maximum heights of three (3) stories. UU permitted uses were allowed for the proposed development. The project was proposed to be developed in phases. To date, one (1) three-story building was constructed within the north half of the property. The original structure within the south half of the property still remains. February 10, 2022 ITEM NO.: 17 (Cont.) FILE NO.: Z-3218-A 2 The applicant does not wish to pursue the previously approved PCD development, and is requesting that the PCD zoning be revoked and the property be restored to its original UU zoning. The existing buildings on the site will contain uses as permitted in the UU zoning district. Any future development of the site must comply with the UU standards and be approved by the Historic District Commission. All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. Staff is supportive of the requested PCD revocation. Staff views the request as reasonable. The property will be restored to its original UU zoning. The properties located north, south and east of the site are currently zoned UU and contain a mixture of uses along the west side of Interstate 30. MacArthur Park is located across McMath Avenue to the west. Staff believes the proposed PCD revocation and restoration of the property to its original UU zoning will have no adverse impact on the surrounding properties or the general area. STAFF RECOMMENDATION: Staff recommends approval of the PCD revocation request. PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022) The applicant was present. There were no persons present registered in support or opposition. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 10 ayes, 0 nays and 1 open position. February 10, 2022 ITEM NO.: 18 FILE NO.: Z-2333-D NAME: Ellis Short-Term Rental – PD-C LOCATION: 900 West 15th Street DEVELOPER: Darrell Ellis 900 West 15th Street Little Rock, AR 72202 OWNER/AUTHORIZED AGENT: Darrell Ellis – Owner/Applicant SURVEYOR/ENGINEER: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.11 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 47 CURRENT ZONING: PRD VARIANCE/WAIVERS: None requested. STAFF UPDATE: The applicant failed to respond to staff’s request for additional information regarding the proposal, including a site plan. Staff has made several attempts to contact the applicant via phone and e-mail and has had no response. Staff recommends the application be deferred to the March 10, 2022 agenda. PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022) Staff informed the Commission that the applicant failed to respond to staff’s request for additional information regarding the proposal, including a site plan. Staff made several attempts to contact the applicant via phone and e-mail and had no response. Staff February 10, 2022 ITEM NO.: 18 (Cont.) FILE NO.: Z-2333-D 2 recommended the application be deferred to the March 10, 2022 agenda. There was no further discussion. The item was placed on the Consent Agenda and deferred. The vote was 10 ayes, 0 nays and 1 open position. February 10, 2022 ITEM NO.: 19 FILE NO.: Z-4470-N NAME: Wellington Hills Storage – PD-C LOCATION: 100 Block of Wellington Hills Road DEVELOPER: Long Shadow Holding Company, LLC 1400 West Markham Street, Suite 204 Little Rock, AR 72201 (501) 994-5858 OWNER/AUTHORIZED AGENT: Travis Tolley (Agent) Crafton-Tull Engineers (Agent) 10825 Financial Centre Parkway, Suite 300 Little Rock, AR 72211 (501) 664-3245 (A) Chi Hotel Group, LLC (Owner) SURVEYOR/ENGINEER: Travis Tolley (Agent) Crafton-Tull Engineers (Agent) 10825 Financial Centre Parkway, Suite 300 Little Rock, AR 72211 (501) 664-3245 (A) AREA: 3.28 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 18 CENSUS TRACT: 42.16 CURRENT ZONING: PCD VARIANCE/WAIVERS: 1. Variance to allow driveway to be less than required distance from property line and other driveways. February 10, 2022 ITEM NO.: 19 (Cont.) FILE NO.: Z-4470-N 2 BACKGROUND: On July 5, 2017, the Board of Directors passed Ordinance No. 21,437 which rezoned this property from O-3 to PCD. The approved PCD zoning allowed a hotel along with C-1 permitted uses. This project was never developed. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing to rezone the property from PCD to PD-C to allow the development of a new three (3) level 86,280 square foot mini-warehouse conditioned storage facility. B. EXISTING CONDITIONS: The property currently undeveloped and mostly wooded. The property contains varying degrees of slope, primarily sloping downward from north to south. C. NEIGHBORHOOD COMMENTS: All owners of property within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Provide drainage report for the 24hr 25yr and 24hr 100yr storm events. 2. Provide ADA accessible route from the public right of way to the proposed development in accordance with 36 CFR Part 1191 Section F206.2.1, “… at least one accessible route shall be provided within the site from accessible parking spaces and accessible passenger loading zones, public streets and sidewalks, and public transportation stops to the accessible building or facility entrance they serve.” 3. Wellington Hills Rd. is shown in the master street plan as a minor arterial with a right-of-way of 90 feet. Dedicate additional right of way 45 feet from centerline. 4. Boundary Street improvements required. Boundary street improvements shall include, but not be limited to, reconstruction of one-half section of the abutting street if the existing street is not up to city standards. Repair, replace, or extend existing damaged, missing, and noncompliant curb and gutter, sidewalk, access ramps or concrete driveway aprons within the public right- of-way adjacent to the site. Remove abandoned driveway cuts and replace with curb, gutter, and sidewalk. All work within the public right-of-way shall conform to City of Little Rock Public Works Standard Details and ADA guidelines. February 10, 2022 ITEM NO.: 19 (Cont.) FILE NO.: Z-4470-N 3 5. A grading permit must be obtained prior to initiation of work. Grading permits are issued by the Planning and Development Dept. at 723 West Markham Street after approval of sediment and erosion control plans, grading and drainage plans, land boundary survey, drainage study, and soil loss calculations per City’s stormwater management and drainage manual. Contact Planning and Development Dept., Civil Engineering Private Development at 501-371-4817 or at 501-918-5348 or Permits@littlerock.gov to schedule an appointment for issuance or to answer any questions. Permit cost is based on total project area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for the first acre and $100.00 for each additional acre for project greater than 1 acre. 6. Hauling of fill material on or off project sites over municipal streets require approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway 501-379-1805 with any questions or for more information. 7. Any work involving one (1) or more acres of disturbed area requires a State of Arkansas NPDES permit. Contact the Arkansas Department of Environmental Quality, NPDES branch at 501-682-0744 for applications and information about General Stormwater Discharge Construction Permit #ARR150000. 8. If proposed retaining walls shown on plans are equal to or above four feet tall measured from the bottom of the footing or leveling layer or if there is surcharge loading for a retaining wall less than four feet tall measured from the bottom of the footing or leveling layer, the Department requires retaining wall design plans showing plan and profile views of the wall with special details, design loading calculations clearly showing all required factors of safety as outlined in the engineer’s certification, and an engineer’s certification (Engineer Certification/Indemnification of Retaining Wall Design (littlerock.gov)). 9. The Department requires three (3) phase sediment and erosion control (SEC) plans to be submitted for all construction projects showing best management practices (BMPs) for mitigating sediment runoff and erosion along with vegetation specifications for temporary and permanent soil stabilization. Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing, grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC BMPs during construction of utilities, buildings, roadway infrastructure and drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final grading, seeding, and landscaping of the site. 10. Sediment and Erosion Control plans shall also show the pertinent information as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part II section A-4-I-2 (A-B). February 10, 2022 ITEM NO.: 19 (Cont.) FILE NO.: Z-4470-N 4 11. Per City Rev. Code 29-99, stormwater detention for developments is required. Provide stormwater detention infrastructure to satisfy this requirement. 12. Construction within the 50-foot water line easement will need approval from Central Arkansas Water. 13. Per City Code 31-210 (e), minimum driveway spacing from the property line shall be 150 feet and driveway spacing from other driveways centerline to centerline shall be 300 feet. Variance requests from these requirements approved by the Planning Commission will be needed before construction of the new driveway. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. CenterPoint Energy: No comments. AT & T: No comments received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A 39-inch raw water line crosses this site within a 50-foot-wide waterline. Care must be taken to protect these water lines and any appurtenances, such as access and air release vaults, or monumentation which may be in the area. No signs, light poles, drainage structures, dumpster pads or other structures on foundations will be allowed within the existing 50-foot waterline easement. Paved parking and driveways are allowed. Field verification of the pipeline depth and location will need to be made by Central Arkansas Water. Construction of the proposed improvements must be performed with materials and techniques that will not harm or damage the pipeline or interfere with its operation. Due to the critical nature of the 39-inch raw water line located near this grading please contact CAW at 501-374-1342, 24 hours prior to any work within the water line Right-of-Way. Submit the Site Grading and Drainage plans to CAW for review. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. February 10, 2022 ITEM NO.: 19 (Cont.) FILE NO.: Z-4470-N 5 Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire Department: 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. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. 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. February 10, 2022 ITEM NO.: 19 (Cont.) FILE NO.: Z-4470-N 6 D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. February 10, 2022 ITEM NO.: 19 (Cont.) FILE NO.: Z-4470-N 7 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official. 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. 2. Screening requirements will need to be met for the vehicular use areas adjacent to street rights-of-way. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property, or the right-of-way of any street. This strip shall be at February 10, 2022 ITEM NO.: 19 (Cont.) FILE NO.: Z-4470-N 8 least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 4. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 5. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas do not open to public parking. These shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 6. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The property to the west is zoned R-2 CUP. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the city, section 15-81. 7. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 8. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the Chenal Planning District. The Land Use Plan shows Office (O) for the requested area. Office (O) category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The application is to rezone from PCD (Planned Commercial Development) District to PDC (Planned February 10, 2022 ITEM NO.: 19 (Cont.) FILE NO.: Z-4470-N 9 Development Commercial) District to allow for the development of a 3-story mini- storage facility on the site. Surrounding the application area, the Land Use Plan shows Commercial (C) to the south and southeast, across Wellington Hills Road from the site. Office (O) is shown to the north and east, northeast across Wellington Hills Road from the site. Public Institutional (PI) is shown to the west of the site. Commercial (C) category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The area to the south is zoned PDC (Planned Development Commercial) District and PCD (Planned Commercial Development) District. There is a Walgreen, fast-food restaurant, and auto service retail use on the land. The Commercial land to the southeast is zoned PCD (Planned Commercial Development) District and is a branch bank and retail shopping center. Office (O) category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The area to the north is zoned O-3, General Office District and has a commercial center on the land. The Office land to the northeast, across Wellington Hills Road is zoned O-3, General Office District and is currently undeveloped. The Public Institutional (PI) 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. This area is the site of Highland Valley United Methodist Church and is zoned R-2, Single Family District. Master Street Plan: To the east is Wellington Hills Road and it is shown as a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Wellington Hills Road since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. H. ANALYSIS: The applicant is proposing to rezone the property PCD to PD-C allow the development of a new three (3) story 86,280 square foot mini-warehouse conditioned storage facility. The proposed building will be fifty (50) feet in height and constructed of steel framing with a mix of metal and masonry sided exterior walls. February 10, 2022 ITEM NO.: 19 (Cont.) FILE NO.: Z-4470-N 10 The proposed building will be set back over 130 feet from the front (east) property line, over 40 feet from the property line on the south side, over 70 feet from the property line on the north side, and over 50 feet from the rear (west) property line. The site is bordered to the north by a water line easement. The proposed site plan shows one (1) paved access drive from Wellington Hills Road at the Northeast corner of the property. The drive continues around the proposed structure with Knox box power operated gates at the north and south sides of the building. A proposed 8-foot-high metal security fence will border the paved drive around the perimeter of the property from gate to gate. The applicant is proposing 19 parking spaces for employees and customers at the front (east) side of the building adjacent the access drive. The parking includes one (1) handicap space and should be sufficient to serve the proposed use. Additional short duration unloading areas are provided at a loading bay on the north side of the structure and at a proposed entry way along the south façade of the building. The proposed site plan shows a dumpster location near the northwest corner of the site. The dumpster area must be screened as per Section 36-523 (d) of the City’s Zoning Ordinance. All new site lighting will be low-level and directed away from adjacent properties. A monument sign is proposed along Wellington Hills Road near the main access drive. All signs in commercial zones must conform to Section 36-555 of the City’s Zoning Ordinance. The applicant requests variances from Section 31-210 (e) to allow the property access drive to be less than 150 feet from the property line. The applicant is proposing to locate the drive approximately 50 feet of the north property line and approximately 120 feet from the south property line. Staff supports the driveway spacing variance. The applicant requests variances from Section 31-210 (e) to allow the property access drive to be less than 300 feet from the nearest other driveway to the north and south. The applicant is proposing to locate the drive approximately 217 feet from the nearest drive to the north and approximately 170 feet from the nearest drive to the south. Staff supports the driveway spacing variance. Staff is supportive of the requested PD-C zoning. The applicants proposed use of the site is similar to the intensity of other uses in the area. Staff believes the proposed use will have no adverse impact on the surrounding properties. February 10, 2022 ITEM NO.: 19 (Cont.) FILE NO.: Z-4470-N 11 I. STAFF RECOMMENDATION: Staff recommends approval of the requested PD-C zoning, subject to compliance with the comments and conditionals outlined in paragraph D, E, and F, and the staff analysis, of the agenda and staff report. PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022) The applicant was present. There were no persons present registered in support or opposition. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 10 ayes, 0 nays and 1 open position. February 10, 2022 ITEM NO.: 20 FILE NO.: Z-9654 NAME: Burk Short-Term Rental – PD-C LOCATION: 2812 W. 7th Street DEVELOPER: Jason Burk 2215 Westport Loop Little Rock, AR 72212 OWNER/AUTHORIZED AGENT: Jason Burk 2215 Westport Loop Little Rock, AR 72212 SURVEYOR/ENGINEER: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.16 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 9 CENSUS TRACT: 48 CURRENT ZONING: R-3 (Single-family District) VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone the 0.16 acre property located at 2812 W. 7th Street from R-3 to PD-C to allow use of the property as a short-term rental with a minimum stay that is less than fourteen (14) days. The owner will not reside in the residence. The entire residence will be rented as one (1) unit. February 10, 2022 ITEM NO.: 20 (Cont.) FILE NO.: Z-9654 2 B. EXISTING CONDITIONS: The property is a 7,000 square foot lot zoned R-3 with an existing 1,910 square foot two-story residence in the Ferndale Addition subdivision. The wood frame structure has a driveway extending from W. 7th Street. An existing wood framed structure is located in the rear of the property and will be utilized for parking. Additional parking will be provided taking access from the alley on an existing concrete parking pad. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: No comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. CenterPoint Energy: No comments. AT & T: No comments received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of the request for water service must be met. Fire Department: No comments. Parks and Recreation: No comments received. County Planning: No comments F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. February 10, 2022 ITEM NO.: 20 (Cont.) FILE NO.: Z-9654 3 G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments. Planning Division: The request is in the I-630 Planning District. The Land Use Plan shows Residential Low Density (RL) for the requested area. The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The application is to rezone from R-3 (Single Family District) to PDC (Planned Development Commercial) District allow for the use of this property as a short-term rental with the owner not living on site. Surrounding the application area, the Land Use Plan shows Residential Low Density (RL) to the north, east and west. Mixed Office Commercial (MOC) is on the Plan to the south, across 7th Street. The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The land to the north, east and west is part of a developed single-family subdivision with houses on each lot. The land is zoned R-3, Single Family District. (One parcel at the end of the block is zoned I-2, Light Industrial District but has a single-family house on the land.) The Mixed Office Commercial (MOC) 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 land is zoned PCD (Planned Commercial Development) District and C-3, General Commercial District. There are three houses on the PCD land as well as two vacant parcels. The C-3 zoned area has a restaurant on the land. Master Street Plan: To the south is 7th Street and it is a Collector on the Master Street Plan. The primary function of a Collector Road is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class II Bike Route shown on 7th Street. A Bike Lane provides a portion of the pavement for the sole use of bicycles. H. ANALYSIS: The applicant proposes to rezone the 0.16 acre property located at 2812 W. 7th Street from R-3 to PD-C to allow use of the property as a short-term rental with February 10, 2022 ITEM NO.: 20 (Cont.) FILE NO.: Z-9654 4 a minimum stay that is less than fourteen (14) days. The owner will not reside in the residence. The entire residence will be rented as one (1) unit. Additional planned developments and uses lie immediately south. Commercial zoning and uses lie to the east of the property along Appianway Street. Light industrial zoning also lies within the general area of the property. Residential zoning and uses are heavily concentrated north of the property. Access to the property is a one lane concrete driveway along W. 7th street. Additional parking is provided along the alley in the back of the property. The applicant notes there is paved parking for more than five (5) cars on the property. Section 36-502 of the City’s zoning Ordinance requires one (1) parking space per dwelling unit. Staff believes the parking is sufficient for this use. The applicant notes no changes to the exterior of the property will be made from its current layout. The applicant notes the existing sheds in the rear of the property will not be rented and continue to be used for storage only. No signage is proposed at this time. Any future signage must comply with Section 36-553 of the City’s Zoning Ordinance (signs permitted in residential zones). Any site lighting shall be low-level and directed away from adjacent properties. The applicant provided responses and additional information to all issues raised during staff’s review of the application. The applicant is requesting no variances with the PD-C zoning. Staff supports the requested PD-C zoning to allow a short-term rental at 2812 W. 7th Street. Staff views the request as reasonable. To staff’s knowledge there are no outstanding issues associated with this application. Staff does not feel the short-term rental will be out of character with the overall area. I. STAFF RECOMMENDATION: Staff recommends approval of the requested PD-C zoning to allow a short-term rental subject to compliance with the comments and conditions outlined in paragraph E, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022) The applicant was present. There were no persons present registered in support or opposition. 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 February 10, 2022 ITEM NO.: 20 (Cont.) FILE NO.: Z-9654 5 on the Consent Agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 10 ayes, 0 nays and 1 open position. February 10, 2022 ITEM NO.: 21 FILE NO.: Z-9656 NAME: Midtown Premium Properties - PRD LOCATION: 3501 Kavanaugh Blvd. DEVELOPER: Jason Duncan Dogwood Homes 2312 Durwood Rd. Little Rock, AR 72207 OWNER/AUTHORIZED AGENT: Charles Porter Midtown Premium Properties, LLC 4521 Kavanaugh Blvd. Little Rock, AR 72207 SURVEYOR/ENGINEER: Donald W. Brooks Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.14 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.01 CURRENT ZONING: R-4 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing to rezone the property located at 3501 Kavanaugh Blvd. from R-4 to PRD to allow use an existing 1,918 square foot, two-story duplex to be remodeled. In addition, the applicant proposes to remodel an existing one-story, 786 square foot garage which will create a third residential unit on the property. February 10, 2022 ITEM NO.: 21 (Cont.) FILE NO.: Z-9656 2 B. EXISTING CONDITIONS: The property is a 5,934 square foot lot zoned R-4 with an existing 1,918 square foot two-story duplex in the Pulaski Heights subdivision. The two-story brick duplex is located on the northeast corner of Kavanaugh Blvd. and J Street. There is no off-street on the site, however on-street parking is allowed along both sides of “J” Street to the south. An existing one-story garage is located in the rear of the property. C. NEIGHBORHOOD COMMENTS: All owners of property within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. How is the applicant addressing parking for the current residence and future single-family residence? On-street parking shall conform to City Code Sec: 32-310 - Obstructing Traffic, “No person shall stop, stand or park any vehicle upon a street, other than an alley, in such a manner or under such conditions as to leave available less than ten (10) feet of the width of the roadway for free movement of vehicular traffic, except that a driver may stop temporarily during the actual loading or unloading of passengers or when necessary, in obedience to traffic regulations or traffic signs, or signals of a police officer.” (Ord. No. 19,921, § 1, 2-19-08). E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments. CenterPoint Energy: No comments received. AT & T: No comments received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: No comments. February 10, 2022 ITEM NO.: 21 (Cont.) FILE NO.: Z-9656 3 Parks and Recreation: No comments received. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the Heights/Hillcrest Planning District. The Land Use Plan shows Residential Medium Density (RM) for the requested area. The Residential Medium Density (RM) category accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi-family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The application is to rezone from R-4 (Two Family District) to PRD (Planned Residential Development) District to allow for the conversion of the detached garage to a third unit on the site. The application is within the Hillcrest Design Overlay District. Surrounding the application area, the Land Use Plan shows Residential Medium Density (RM) to the south and north. Residential Low Density (RL) is shown to the west of the site. Public Institutional (PI) is shown to the east of the site, across Kavanaugh Boulevard. The Residential Medium Density (RM) category accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi-family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The area is mostly R-4, Two Family District zoned with one PDR (Planned Development Residential) District. The uses are primarily single-family with some duplexes and one apartment building. The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. This land is zoned R-2, Single Family District and is an existing development single family subdivision. The Public Institutional (PI) 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. This February 10, 2022 ITEM NO.: 21 (Cont.) FILE NO.: Z-9656 4 area is the site of Mount Saint Mary’s School and is zoned R-2, Single Family District. Master Street Plan: To the east is Kavanaugh Boulevard and it is shown as a Minor Arterial on the Master Street Plan. To the south is ‘J’ Street and it is a Local Street on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kavanaugh Boulevard since it is a Minor Arterial. 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”. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class III Bike Route shown on Kavanaugh Boulevard. Bike Routes require no additional right-of-way, but either a sign or pavement marking to identify and direct the route. H. ANALYSIS: The applicant is requesting to rezone the property from R-4 to PRD to allow use an existing 1,918 square foot two-story duplex to be remodeled. In addition, the applicant proposes to remodel an existing one-story 786 square foot garage which will create a third residential unit on the property. The applicant notes there will be no exterior changes to the existing footprints of the duplex and the garage. The City’s Zoning Ordinance would typically require four (4) off-street parking spaces for this proposed use. There is no on-street parking along Kavanaugh Blvd., however on-street parking is allowed along both sides of “J” Street. Staff believes the on-street parking will be sufficient for this use, as there is no on-site parking. No dumpster is proposed for the site and trash collection will be collected using standard City of Little Rock garbage collection. No signage is proposed at this time. Any future signage must comply with Section 36-553 of the City’s Zoning Ordinance (signs permitted in residential zones). Any site lighting must be low-level and directed away from the adjacent properties. The applicant provided responses and additional information to all issues raised during staff’s review of the application. To staff’s knowledge no outstanding issues. The applicant is requesting no variances with the proposed PDR zoning. February 10, 2022 ITEM NO.: 21 (Cont.) FILE NO.: Z-9656 5 Staff is supportive of the proposed PRD zoning to allow three (3) residential units located at 3501 Kavanaugh Blvd. Staff views the request as reasonable. The proposed use of the property for three (3) residential units will be only a minor increase in the current duplex zoning allowance for the property. There are other multi-unit residential properties in the general area. Staff believes the proposed third residential unit on the property will have no adverse impact on the surrounding properties. I. STAFF RECOMMENDATION: Staff recommends approval of the requested PRD zoning, subject to compliance with the comments and conditions outlined in paragraphs D and E, and the staff analysis, in the agenda staff report. PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022) Jason Duncan was present, representing the application. There were two (2) objectors present online. Staff presented the application with a recommendation of denial. Brian Lynch addressed the Commission in opposition to the application. He stated that he lived at 5224 “I” Street for twenty-five years and have watched the area fill up with PRD zonings with rental space. He stated that these rental properties are nice for a while but over time become rundown and the overall condition deteriorates with the constant transient population. He stated that the garage was not suitable for use as an apartment and that the project would add to the parking problem which already exists in the area. Bart addressed the commission in opposition to the application. He stated that he has lived in the area for twenty years and that to proposal to use a garage as an apartment will eliminate what little parking exists on the property pushing the residence out on the street. John Duncan addressed the commission as applicant. He stated that his company of Dogwood Homes specializes in this type of urban renewal and that the detached garage would be a budget friendly affordable rental space. He stated that his company were not slumlords and that there was more than an adequate amount of parking remaining on the property. There was a general discussion between commissioners Vickers, McDonald, and Brooks concerning the condition of the garage and property, amount of parking available versus what is required for the property, and the overall impact the project would have on the general area. February 10, 2022 ITEM NO.: 21 (Cont.) FILE NO.: Z-9656 6 John Duncan addressed the commission as applicant. He stated that the renovation work to the property would be limited to the garage interior only and that it would not have a negative impact on the community. There was a motion to approve the application subject to all comments and conditions in the staff report. The motion passed by a vote of 10 ayes, 0 nays, 0 absent, 1 open position. The application was approved. February 10, 2022 ITEM NO.: 22 FILE NO.: Z-9662 NAME: Club Empire Private Club and Event Center – PD-C LOCATION: 3315 West Roosevelt Road DEVELOPER: Bryan Stewart, Sr. 3315 West Roosevelt Road Little Rock, AR 72204 OWNER/AUTHORIZED AGENT: Herbert L. Broadway – Owner Bryan Stewart, Sr. - Applicant SURVEYOR/ENGINEER: N/A AREA: 0.34 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 9 CENSUS TRACT: 12 CURRENT ZONING: C-3 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant requests to rezone the property from C-3 to PD-C to allow transfer of a 5:00 a.m. private club license, and to allow use of the existing facility as an even center. B. EXISTING CONDITIONS: The property is occupied by a two-story commercial building. An access drive from West Roosevelt Road is located at the northeast corner of the property. Paved parking is located on the north and east sides of the building. February 10, 2022 ITEM NO.: 22 (Cont.) FILE NO.: Z-9662 2 C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ANALYSIS: The applicant is requesting to rezone the property at 3315 West Roosevelt Road from “C-3” General Commercial District to “PD-C” Planned District – Commercial, to allow transfer of a 5:00 a.m. private club liquor license to this location. The applicant has operated a night club (2:00 a.m. liquor license) at this address since May of 2018. The applicant has informed staff of the following, with respect to the proposed event center use: “This is to inform the city that from time to time, Empire will bring in bands/shows to perform, in which we will charge a separate admission price for. Typically, the shows will be over before 2 a.m.” The property is occupied by a two-story commercial building. An access drive from West Roosevelt Road is located at the northeast corner of the property. Paved parking is located on the north and east sides of the building. There is a larger parking lot on the adjacent property to the west and south. This existing use shares the larger parking lot with the business at 3325 West Roosevelt Road (same property owner). The applicant is proposing to transfer an existing 5:00 a.m. private club liquor license from 1501 N. University Avenue (first floor of the Prospect Building) to 3315 West Roosevelt Road. The ABC requires the governing body of a municipality approve a “private club” as noted below: “A private club application may only be submitted to the Alcoholic Beverage Control after the governing body of the county or municipality in which the private club seeks to be located has issued an ordinance approving the private club to operate in that county or municipality.” Section 36-301 allows a private club with dining or bar service as a Conditional Use (CUP). However, the proposed transfer will require the C-3 (General Commercial District) to be changed to a “PD-C” (Planned Commercial District) to February 10, 2022 ITEM NO.: 22 (Cont.) FILE NO.: Z-9662 3 allow the existing use as a private club to comply with the Arkansas Control Board (ABC), since an ordinance is required. Section 4-51 of Chapter 4 (Alcoholic Beverages) of the City of Little Rock Code of Ordinances is as follows: “Section 4-51. – Hours of operation for a transferred private club permit. Any class B private club permit transferred into the corporate limits of the city after the effective date of this section [September 21, 2020], shall be restricted in the hours of operation to no earlier than 7:00 a.m. and no later than 2:00 a.m.; provided, that this restriction shall not apply to the provisions of this Code of Ordinances that relates to legitimate sale of alcoholic beverages for consumption in any hotel or restaurant permitted to do so by state law and this Chapter 4 of this Code of Ordinances; and, provided further, that this restriction shall not apply to the transfer of any permit in existence for a private club located within the corporate limits of the city on the effective date of this section [September 21, 2010], if the transfer is permitted after a public hearing by the alcoholic beverage control board, or its successor.” Staff is supportive of the requested PD-C zoning to allow an event center use and transfer of a 5:00 a.m. private club license, as the applicant will be transferring a 5:00 a.m. private club liquor license from 1501 N. University Avenue to 3315 West Roosevelt Road, a location where a 2:00 a.m. private club currently exists. E. STAFF RECOMMENDATION: Staff recommends approval of the requested PD-C zoning, as filed. PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022) The applicant was present. There were no persons present registered in support or opposition. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 10 ayes, 0 nays and 1 open position. PLANNING COMMISSION VOTE RECORD DATE: February 10, 2022 4:0013M Minutes Consent Agenda 10,D,G,1,18,2,3,4,5,6,7,8,11,1 2,13,14,15,16,16.1, 17 . 1Q20 22 RegularAgenda MEMBER A B C C.1 E F 9 21 BETTON, HAROLD MD ✓ ✓ ✓ ✓ ✓ ✓ • J ✓ ✓ BROOKS, DERICK A ✓ • J J J • ✓ ✓ ✓ HART, TODD ✓ ✓ ✓ • ✓ ✓ ✓ ✓ ✓ ✓ HAYNES, MARLON D. ✓ ✓ ✓ ✓ ✓ ✓ • ✓ ✓ ✓ HODGE, KAT ✓ ✓ ✓ ✓ ✓ ✓ ■ ✓ ✓ ✓ LATTU RE, PAU L ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ McDONALD, ALICIA ✓ ✓ ✓ ✓ ✓ ✓ • ✓ ✓ ✓ THOMAS, DIANA M. ✓ ✓ ■ • ✓ ✓ • ✓ ✓ ✓ VICKERS, MICHAEL ✓ ✓ ✓ ✓ ✓ ✓ • ✓ ✓ ✓ VOGEL, ROBBY ✓ ✓ ✓ • ✓ ✓ • R ✓ ✓ Open Position - - - - - - - - - - MEMBER Meeting Adjourned: 8:01 PM ✓AYE 0 NAYE A ABSENT Ab ABSTAIN R RECUSE February 10, 2022 There being no further business before the Commission, the meeting was adjourned at 8:01 p.m. Date Chairman Secretary