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HomeMy WebLinkAboutPC Minutes for Z-9500-COctober 10, 2024 ITEM NO.: 17 FILE NO.: Z-9500-C NAME: Goodwin – PCD LOCATION: 3708 Garrison Road DEVELOPER: Andrea Goodwin (Owner) 3708 Garrison Road Little Rock, AR 72223 OWNER/AUTHORIZED AGENT: Andrea Goodwin 3708 Garrison Road Little Rock, AR 72223 SURVEYOR/ENGINEER: Johnston Surveying, Inc. 37027 Hwy 300 Roland, AR 72135 AREA: 83 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: N/A PLANNING DISTRICT: 30 CENSUS TRACT: 42.02 CURRENT ZONING: R-2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing to rezone five (5) acres R-2 to PCD. The primary use of the property will remain as a single-family residence. As part of this application, the applicant is requesting non-residential uses, as described in the “Staff Analysis.” The property is located within the City’s Extra-Territorial Zoning Jurisdiction (ETJ). B. EXISTING CONDITIONS: The existing three-story, 14,102 square foot single-family residence is located near the western edge of Pulaski County, between Garrison Road (east) and the Pulaski October 10, 2024 ITEM NO.: 17 (Cont.) FILE NO.: Z-9500-C 2 County Line/Saline County boundary (west). Properties in the general area contain residential, agricultural and farming zoning and uses in all directions. C. NEIGHBORHOOD NOTIFICATIONS: All owners of property within 300 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. Since this property is located within Pulaski County and outside the current city limits, all required permits for clearing, grading, building, etc. for this property will be required by the Pulaski County Department of Planning and Development. Contact Pulaski County Department of Planning and Development at 501-340-8260, and they are located at 3200 Brown St. Little Rock, AR 72204. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: 1. A water main extension will be needed to provide water service to this property. 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. October 10, 2024 ITEM NO.: 17 (Cont.) FILE NO.: Z-9500-C 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 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. Buildings 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 provided 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 buildings 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 exceeds 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof October 10, 2024 ITEM NO.: 17 (Cont.) FILE NO.: Z-9500-C 4 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 placed 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. The construction of gates shall be of material that allows manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaced 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. October 10, 2024 ITEM NO.: 17 (Cont.) FILE NO.: Z-9500-C 5 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 the requirements of ASTM F 2200. 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 Buzzard Mountain Planning District and beyond the City Limits in the extraterritorial planning area. The Land Use Plan shows 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 remains less than 6 units per acre. The application is for a mixed use Planned Commercial District (PCD). Surrounding the application area are single family homes on large tracts and a few wooded, undeveloped tracts. This site is not located in an Overlay District. October 10, 2024 ITEM NO.: 17 (Cont.) FILE NO.: Z-9500-C 6 Master Street Plan: Garrison Rd is a Minor Arterial on the Master Street Plan. Minor Arterials are high volume roads designed to provide the connections to and through an urban area. Curb cuts should be minimized to allow for continuous traffic flow while still allowing some access to adjoining property. Deceleration Lanes are required. Standard Right-of-Way (ROW) is 90 feet. Sidewalks are required on both sides. This street may require dedication of Right-of-Way and may require street improvements. Bicycle Plan: Garrison Road is not shown on the Master Bike Plan with existing or proposed facilities in this area. October 10, 2024 ITEM NO.: 17 (Cont.) FILE NO.: Z-9500-C 7 Historic Preservation Plan: This property is not located in a Historic District. H. ANALYSIS: The applicant is proposing to rezone five (5) acres R-2 to PCD. The primary use of the property will remain as a single-family residence. As part of this application, the applicant is requesting non-residential uses, as described in the “Staff Analysis.” The property is located within the City’s Extra-Territorial Zoning Jurisdiction (ETJ). The existing three-story, 14,102 square foot single-family residence is located near the western edge of Pulaski County, between Garrison Road (east) and the Pulaski County Line/Saline County boundary (west). Properties in the general area contain residential, agricultural and farming zoning and uses in all directions. Access to the property is via a private fifty (50) foot wide access easement from Garrison Road. The applicant notes the property will remain as a single-family residence. The proposed uses will include a regenerative farm, vegetable garden, ornamental flower garden, green house, raising livestock, a studio kitchen, product development and retail use component. In addition, the applicant notes the desire is to utilize the property for educational/agricultural field trips for public school students, community, charity and culinary-themed events, along with educational garden and farm tours. Some of the proposed non-residential uses will be ticketed events. Additional description of events as per the applicant are as follows: 1. The property is first a primary residence for a family of eight (8), with planned events offered throughout the year including: a) Lunch and garden tours (held during the day). b) Seasonal daytime events such as story time with Santa, Easter Brunch, Mother’s Day Tea and Harvest event for families. c) Outdoor intimate wedding and dinner events (limited to 12-15 events per year). October 10, 2024 ITEM NO.: 17 (Cont.) FILE NO.: Z-9500-C 8 The applicant notes that a restaurant will not be built on the property, but any chef or catering company providing food on the property will have ServSafe Food Handler certification and will be preparing food in a retail establishment certified by the AR Department of Health. The hours of operation will be from 9:00am to 10:00pm, with limited evening events and in compliance with the Pulaski County Noise Ordinance. There will be a grass-covered parking area, southeast of the residence, that contains seventy-seven (77) parking spaces, four (4) ADA parking spaces located near the garage, for a total of eighty-one (81) parking spaces for the proposed uses. The applicant notes that the property meets ADA standards for access and restrooms, and that no more than two hundred (200) guests will be permitted, for any occasion, at any given time. Staff feels the existing parking is sufficient to serve the proposed uses. The applicant is not proposing any new signage at this time. Any future signage must comply with Section 36-555 of the City’s Zoning Ordinance (Signs allowed in commercial zones). The site plan does not show a dumpster on the property at this time. Any dumpster installed at the site must be screened and comply with Section 36-523 of the City’s Zoning Ordinance. The applicant is not proposing additional lighting with this application. Any new site lighting must be low-level and directed away from adjacent properties. Staff is supportive of the requested PCD rezoning. Staff feels the request is reasonable. There are no outstanding issues with this application. The applicant provided a response to all concerns raised by staff. The property is located at the western edge of Pulaski County. Properties in the area contain developed and non-developed residential zoning and uses and are on large tracts. Staff feels that with adequate noise mitigation, and operating hours, the proposed use will not have an adverse impact on the surrounding properties. I. STAFF RECOMMENDATION: Staff recommends approval of the requested PCD, subject to compliance with the comments and conditions outlined in paragraphs D and E, and the staff analysis, of the agenda staff report. October 10, 2024 ITEM NO.: 17 (Cont.) FILE NO.: Z-9500-C 9 PLANNING COMMISSION ACTION: (OCTOBER 10, 2024) The applicant was present, representing the application. The application came off the consent agenda. Staff presented the item and a recommendation for approval. There were 5 persons in opposition. Whitney Bower, Kathlyn McCondell, Mariede Priest, Julie Favonte, and Deborah Reynolds raised concerns about traffic, noise and there being a commercial business within a residential zoned area. Whitney Bower submitted a copy of a lawsuit that the citizens had filed the previous day attempting to stop the rezoning. There were 9 persons in support; John McInnis, Caristiana Hoey, Jessica Boswell, Sharon Sue Maune, Brian Maune, Sarah Sharp, Julie Pruet, Bennett Pruet, and Phillip Porter spoke in support of the application. After considerable discussion about the project, the applicant requested a deferral to the November 14, 2014, Planning Commission Agenda. There was a motion to defer the application. The motion was seconded. The vote was 8 ayes, 0 nays, 2 absent and 1 open position. Application was deferred to the November 14, 2024, Agenda.