LITTLE ROCK PLANNING COMMISSION HEARING SUMMARY AND MINUTE RECORD JANUARY 7, 2016 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present there being ten (10) members present. II. Members Present: Craig Berry Tom Brock Alan Bubbus Buelah Bynum Keith Cox Rebecca Finney Scott D. Hamilton Paul Latture Jennifer Martinez Belt Bill May Members Absent: Janet Dillon City Attorney: Shawn Overton III. Approval of the Minutes of the November 18, 2015 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION AGENDA JANUARY 7, 2016 OLD BUSINESS: Item Number: File Number: Title: A. Z-6669-B Moxy Warehouse Short-form PCD, located at 2615 West 15 th Street. B. Z-8737-A Rooker/Patton Short-form PID, located at 8222 8300 Stagecoach Road. C. Z-9094 Neil Short-form PD-C, located at 1215 South Dennison Street. D. S-1758 The Trails Subdivision Preliminary Plat, located on the Southside of Kanis Road between the Chenal Downs Subdivision and Walnut Grove Road. E. Z-9042 The Trails Conditional Use Permit, located on the Southside of Kanis Road between the Chenal Downs Subdivision and Walnut Grove Road. NEW BUSINESS: I. PRELIMINARY PLAT: Item Number: File Number: Title: 1. S-1150-B CAL s Subdivision Replat, located on the Southwest corner of President Clinton Avenue and Rock Street. 2. S-1502-A Kathleen Inmon Preliminary/Final Plat, located at 5300 5304 Asher Avenue. 3. S-1765 Heritage Place Preliminary Plat, located at 7510 HWY 300. 4. S-1766 Village at Gateway Townhouse Community Preliminary Plat, located at 12500 Vimy Ridge Road. 5. S-1767 Vincent View Preliminary Plat, located South of Pebble Beach Estates and West of Garrett Glen Subdivision.
Agenda, Page Two II. SITE PLAN REVIEW: Item Number: File Number: Title: 6. S-641-M West Markham Shopping Center Subdivision Site Plan Review, located at 11414 West Markham Street. 7. S-1764 Pulaski County School District Subdivision Site Plan Review, located at 925 East Dixon Road. III. PLANNED DEVELOPMENTS: Item Number: File Number: Title: 8. Z-2496-A Fletcher Library Short-form PD-O, located at 523 North Buchanan Street. 9. Z-3726-B Packett House Short-form PD-C, located at 1404 Cantrell Road. 10. Z-4635-C Huffstutlar Property Long-form PCD, located at 10600 I-30. 11. Z-5258-F Service King Revised Short-form PD-C, located at 12208 West Markham Street. 12. Z-5503-E Panther Branch Lot 2 Revised Long-form PD-R, located on the Southwest corner of Kirby and Kanis Roads. 13. Z-6526-C Parker Lexus Shackleford West Long-form PCD, located on the Northwest corner of Shackleford West Boulevard and Shackleford Road. 14. Z-7626-B Joe T. Robinson Revised Long-form POD, located at 21001 21501 HWY 10. 15. Z-8095-A Garden Home Addition Revised PD-I, located at 1800 East 17 th Street.
Agenda, Page Three III. PLANNED DEVELOPMENTS: (CONTINUED) Item Number: File Number: Title: 16. Z-8193-B Rawl s Revised Short-form PCD, located at 801 South Chester Street. 17. Z-8605-B SRVC on Kanis Short-form PD-C, located at 11601 Kanis Road. 18. Z-9097 O Reilly Automotive Store Short-form PD-C, located South of East Roosevelt Road between Rock and Commerce Streets. IV. OTHER MATTERS: Item Number: File Number: Title: 19. Z-4343-FF The Ranch Tract D Short-form PCD Revocation, located on the Northwest corner of Cantrell Road and Ranch Drive. 20. Z-5946-A 7510 HWY 300 Short-form PD-R Revocation, located at 7510 HWY 300. 21. Z-8810-A Frazier Bankhead Short-form PD-R Time Extension, located on the Northeast corner of Frazier Pike and Bankhead Drive. 22. Z-8588-A Hilaro Springs Properties Short-form PCD Time Extension, located at 9200 Hilaro Springs Road.
ITEM NO.: A FILE NO.: Z-6669-B NAME: Moxy Warehouse Revised Short-form PCD LOCATION: Located at 2615 West 15 th Street DEVELOPER: Moxy Warehouse Holding Company LLC 1419 South Main Street Little Rock, AR 72202 SURVEYOR: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.255 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: VARIANCE/WAIVERS: POD Office PCD Mix uses including residential, office and commercial None requested. BACKGROUND: Love Truth Care, Inc. a community service organization, moved to the facility at 2615 West 15 th Street in November 1996. The organization is involved in Christian community development in the inner city neighborhoods around Central High School. The property at 2615 West 15 th Street was previously used as a utility substation and maintenance facility. The Board of Directors by the adoption of Ordinance No. 18,049 on July 6, 1999, changed the zoning from R-4 and I-2 to POD. The rezoning was to legitimize the existing uses of the property and allow the proposed future uses. The existing uses and future uses are outlined as follows:
ITEM NO.: A (Cont.) FILE NO.: Z-6669-B The use of the facility as of May 1999 were: Administrative offices for the ministry (Building I 2,000 square feet). Adult Bible Studies (Building I portion of 900 square feet reception area 12 to 15 people). Children/Youth Development Center (Building III 2,500 square feet 50 children). The center operated an after school program, a Saturday program and a Monday night program for inner City children ages 5 through 18. The center offers classrooms, computer lab, and recreation areas. An apartment for security personnel (Building I 900 square feet). An Urban Community Garden (Southeast corner of property). A warehouse for distribution of used clothing, furniture and food to needy people in the neighborhood as well as other areas of Pulaski County (Building I 10,000 square feet). Future Uses of the site included: Job Start Training Program job readiness and placement (Building I 1,000 square feet 15 to 20 persons, days). Adult Education GED, literacy, computer, etc. (Building I 240 square feet 12 to 15 persons, nights). Preschool Programs (Building I 900 square feet 10 to 12 children). Day Care (Building 1 900 square feet 10 to 12 children). Elder Care (Building I 900 square feet 10 to 12 clients). Medical Clinic (Building I 225 square feet). Vocational Training (Building II 2,000 square feet). Home Ownership and Housing Renovation (Building II portion of 2,000 square feet) Thrift shop (Building II portion of 2,000 square feet) Worship church training and counseling center (Building I 900 square feet Sundays or nights 30 to 40 persons). Ordinance No. 19,974 adopted by the Little Rock Board of Directors on June 3, 2008, allowed a revision to the POD zoning. The approval allowed a modification of the activities of Love Truth Care, Inc. and allowed the construction of a new surface parking lot on the northwest corner of West 16 th and Jones Streets. The Little Rock School District purchased from Love Truth Care, Inc. the southern portion of the site containing 2
ITEM NO.: A (Cont.) FILE NO.: Z-6669-B a metal building, a small surface parking area and a vacant area which was the area proposed for construction of the parking lot. The parking lot was to contain 34 parking spaces and would be used by employees of the Little Rock School District. The School District proposed to use the building for training of approximately 30 employees of the child nutrition program. A portion of the property was retained by the School District and the remainder sold to the current applicant. A. PROPOSAL/REQUEST/APPLICANT S STATEMENT: On April 27, 2015, Moxy Warehouse LLC purchased the property with the intent to establish a personal residence and a workshop and storage facility for their primary business, Moxy Modern Mercantile. The building contains approximately 20,000 square feet of floor area which exceed their current occupancy needs for a residence. The request is to rezone the site from POD to PCD to allow the space to be shared by others. The applicant states they envision creating a thriving, dynamic space that is safe, clean and attractive and that generates a modest income to help sustain their home and business. The applicant states the goal is to become a diverse and progressive entity that is a positive contributor to the energy and reputation of the Central High Neighborhood. The applicant states there will be no exterior modifications to the site and no new construction will take place on the site. Primarily interior modifications will be conducted to the buildings to allow the shared space. The applicant has indicated the particular interest as a rental property is the garage located at the northeast corner of the property. So far, they have been approached by a diverse group of potential renters including an energy consultant, a painter, a blacksmith, a small heating and air conditioning company, an artist s cooperative, a local brewery seeking a production only facility, a soda fountain and creamery and the Little Rock School District. The applicant states they have had discussion with persons wanting to create a community commercial kitchen and others considering opening a small neighborhood café. The applicant states as on-site residents they will be especially motivated to be sensitive to the neighbors with regard to noise level and type of activities allowed on the property. The applicant states they are seeking only small business renters able to make a positive wholesome impact on the neighborhood. B. EXISTING CONDITIONS: The property contains two (2) existing buildings. A large portion of the property is concrete or asphalt for vehicular use. There are existing drives located on West 15 th, West 16 th and Jones Streets. The Central High School campus (stadium) is located across Jones Street to the east. Vacant I-2, Light Industrial zoned property is located across West 16 th Street to the south, with single-family residences across West 15 th Street to the north. Union Pacific Railroad right of 3
ITEM NO.: A (Cont.) FILE NO.: Z-6669-B way is located along the property s west boundary, with commercial and industrial buildings on the west side of the railroad right of way. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from an area property owner. All property owners located within 200-feet of the site along with the Central High Neighborhood Association were notified of the public hearing. The Central High Neighborhood Association provided a letter of support for the reuse of the site as proposed. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. At the time of future building and parking expansion, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this site. Entergy: Entergy does not object to this proposal. Electrical service is already being provided to the structure. Contact Entergy should the service requirements or location of electrical service facilities change due to this proposal. CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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. 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 4
ITEM NO.: A (Cont.) FILE NO.: Z-6669-B Department of Health Engineering Division and the Little Rock Fire Department is required. 4. 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. 5. Contact Central Arkansas Water regarding the size and location of water meter. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location served nearby on the Route 3. We would ask that any utility easements and rail easements remain in place for the redevelopment of trails and transit. No issues as shown. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Public Institutional (PI) for this property. The Public Institutional category includes public and quasi-public facilities that provide a 5
ITEM NO.: A (Cont.) FILE NO.: Z-6669-B variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. The applicant has applied for a rezoning from POD (Planned Office District) to PCD (Planned Commercial District) to allow the existing site to be used for residential and selected C-3 General Commercial Uses. The site is within the Central City Design Overlay District which has front façade design and other regulations. Master Street Plan: Jones and 15 th Streets are classified Local Streets by the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as Commercial Streets. A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City s landscape and buffer ordinance requirements. 2. If building rehabilitation exceeds fifty percent (50%) of the replacement cost then the landscaping and buffer must also come into compliancy accordingly. 3. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. COMMITTEE COMMENT: (October 28, 2015) The applicant was present. Staff presented an overview of the item stating there were questions related to the proposed reuse of the building which should be addressed prior to the item being forwarded to the Commission. Staff questioned the use, the days and hours of operation, the proposed signage plan, the location of any proposed dumpster and the number of parking spaces available on the site. Public Works comments were addressed. Staff stated at the time of building permit and any parking expansion repair or replacement of any broken curb, gutter and/or sidewalk was required. 6
ITEM NO.: A (Cont.) FILE NO.: Z-6669-B Landscaping comments were addressed. Staff stated if the building rehabilitation exceeded fifty percent of the replacement cost of the building then the landscaping and buffering were to come into compliance accordingly. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues associated with the site plan in need of addressing raised at the October 28, 2015, Subdivision Committee meeting. The applicant and staff have discussed the future potential users of the building(s) located on this site. The applicant has indicated they have been approached by a number of prospective renters and is requesting to be allowed a mixture of potential users for the buildings. The applicant is going to live in a portion of the building and lease the additional space for non-residential users and as well as the former garage space located on the property. The applicant states potential users are an energy consultant, a painter, a blacksmith, a small heating and air conditioning company, an artist s cooperative, a brewery with production only facilities, a soda fountain and creamery. The applicant states they have had discussion with persons wanting to create a community commercial kitchen for catering and others considering opening a small neighborhood café. Staff is supportive of the applicant reuse of the buildings but has concerns with a few of the potential users. Staff feels the potential users of the property should be limited in scope and in traffic generation. There are residential homes located to the north of this site and there is limited parking on this site. Staff feels the proposed uses for the site should be limited to an Antique shop, without repair, Florist shop, Handicraft, ceramic, sculpture or similar art work, Office, general and professional, Soda fountain and creamery, Studio, art, music, speech, drama, dance or other artistic endeavors, Studio broadcasting or recording, Tailor, Office/warehouse, Catering, commercial and as lease space to the Little Rock School District. Staff is not supportive of allowing the heating and air conditioning company or the neighborhood café. In addition staff is not supportive of allow the brewery at this site. These uses have a tendency to generate traffic and the potential for the placement of outdoor storage of materials and supplies. Staff feels based on this location and the proximity to Central High School all uses should be limited to the indoors. I. STAFF RECOMMENDATION: Staff recommends denial of the application as filed. 7
ITEM NO.: A (Cont.) FILE NO.: Z-6669-B PLANNING COMMISSION ACTION: (NOVEMBER 19, 2015) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had failed to respond to comments raised at the October 28, 2015, Subdivision Committee meeting. Staff presented a recommendation of deferral of this item to the January 7, 2016, public hearing. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (JANUARY 7, 2016) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had removed from the request the allowance of a heat and air contracting business, a neighborhood café and a brewery. Staff stated with the removal of these items they were now supportive of the applicant s request. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. 8
ITEM NO.: B FILE NO.: Z-8737-A NAME: Rooker/Patton Short-form PID LOCATION: Located at 8222 8300 Stagecoach Road DEVELOPER: Jonathon Keener c/o Ron Whittaker, Rector Phillips Morse 1501 North University Avenue, Suite 800 Little Rock, AR 72207 SURVEYOR: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 5.0 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: VARIANCE/WAIVERS: C-3, General Commercial District Retail PID C-3, General Commercial District and add outdoor display of equipment as an allowable use None requested. The applicant requested on November 2, 2015 a deferral of this item to the January 7, 2016, public hearing. The applicant has stated additional time is necessary to provide the requested information from the Subdivision Committee meeting. Staff is supportive of the deferral request.
ITEM NO.: B (Cont.) FILE NO.: Z-8737-A PLANNING COMMISSION ACTION: (NOVEMBER 19, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had requested on November 2, 2015, a deferral of this item to the January 7, 2016, public hearing. Staff stated the applicant had stated additional time was necessary to provide the requested information from the Subdivision Committee meeting. Staff stated they were supportive of the deferral request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant submitted a request dated December 21, 2015, requesting withdrawal of this item without prejudice. Staff is supportive of the withdrawal request. PLANNING COMMISSION ACTION: (JANUARY 7, 2016) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated December 21, 2015, requesting withdrawal of this item without prejudice. Staff stated they were supportive of the withdrawal request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. 2
ITEM NO.: C FILE NO.: Z-9094 NAME: Neil Short-form PD-C LOCATION: Located at 1215 South Dennison Street DEVELOPER: Shelia Neil 913 Timberwolf Trail Jacksonville, AR 72076 SURVEYOR: Marlar Engineering Co. 5318 John F. Kennedy Boulevard North Little Rock, AR 72116 AREA: 0.25 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: VARIANCE/WAIVERS: R-3, Single-family Single-family residential PD-C Commercial parking lot None requested. A. PROPOSAL/REQUEST/APPLICANT S STATEMENT: The request is a rezoning from R-3, Single-family to Planned Development Commercial to allow a paved parking area, which was recently constructed, to remain. A six (6) foot wood fence was also constructed with the new parking lot. The applicant states the parking lot is used by the motorcycle club to the north. B. EXISTING CONDITIONS: The lot is located mid-block on the east side of South Dennison Street. There are residential homes located to the north, south, east and west of this site. The
ITEM NO.: C (Cont.) FILE NO.: Z-9094 non-residential uses are limited to the West 12 th Street frontage. Central High School is located two (2) blocks south of this site. There is a property zoned PD-R, which has been approved for the development of four (4) single-family homes located one (1) block removed from this site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from an area property owner. All property owners located within 200-feet of the site along with the Central High Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Dedicate right of way to 30-feet from centerline. 2. Repair and replace any broken curb, gutter or sidewalk located in the public right of way. E. ISSUES/TECHNICAL/DESIGN: Landscape: 1. Site plan must comply with the City s landscape and buffer ordinance requirements. 2. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. The property to the south is zoned R-2, Single-family. The minimum dimension of the buffer shall be six (6) feet nine (9) inches in areas designated as mature. 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. The plantings, existing and purposed, shall be provided within the landscape ordinance of the City, Section 15-81. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 3. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance 2
ITEM NO.: C (Cont.) FILE NO.: Z-9094 requirements can be larger. given when preserving trees of six (6) inch caliper or F. COMMITTEE COMMENT: (October 28, 2015) The applicant was not present. Staff presented an overview of the item stating the request was to rezone the site to a Planned Development Commercial to recognize and allow a commercial parking lot which had been constructed on the lot. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. G. ANALYSIS: There were no outstanding technical issues in need of addressing raised at the October 28, 2015, Subdivision Committee meeting. The request is to rezone this single lot from R-3, Single-family to Planned Development Commercial to allow a paved parking area, which was recently constructed, to remain. A six (6) foot wood fence has been constructed with the new parking lot. The applicant states the parking area is used by the motorcycle club to the north. Staff is not supportive of the applicant s request. The area is a residential area with homes located on all sides of the parking lot. The non-residential uses are limited to West 12 th Street and to the south of this site centered around Central High School. There has been new residential construction activity in this area. To the east of this site the Little Rock Housing Authority has constructed three (3) new buildings of duplex housing. In addition, to the south a Planned Residential Development was recently approved to allow the construction of four (4) new single-family homes. Staff feels the parking lot will create a hardship on the area residents and the future redevelopment of this area. H. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (NOVEMBER 19, 2015) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had failed to notify property owners as required by the Commission s by-laws. Staff presented a recommendation of deferral of the item to the January 7, 2016, public hearing. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. 3
ITEM NO.: C (Cont.) FILE NO.: Z-9094 STAFF UPDATE: There has been no contact by the applicant concerning this application request. Staff recommends deferral of this item to the February 25, 2016, public hearing. PLANNING COMMISSION ACTION: (JANUARY 7, 2016) The applicant was not present. There were no registered objectors present. Staff presented the item stating there had been no contact by the applicant concerning this application request. Staff presented a recommendation of deferral of this item to the February 25, 2016, public hearing. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. 4
ITEM NO.: D FILE NO.: S-1758 NAME: The Trails Subdivision Preliminary Plat LOCATION: Located on the South side of Kanis Road between the Chenal Downs Subdivision and Walnut Grove Road DEVELOPER: Wayne Richie 17200 Chenal Parkway, Suite 300 351 Little Rock, AR 72223 ENGINEER: Phillip Lewis Engineering 2701 Kavanaugh Boulevard, Suite 200 Little Rock, AR 72205 AREA: 154-acres NUMBER OF LOTS: 266 FT. NEW STREET: 14,835 LF CURRENT ZONING: PLANNING DISTRICT: R-2, Single-family 21 Burlingame Valley CENSUS TRACT: 42.02 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT S STATEMENT: The project lies in the City of Little Rock s Extraterritorial Planning Jurisdiction and is located in Pulaski County. 266 residential lots are proposed. The plat indicates 188 lots with a minimum square footage of 7,000 square feet up to 15,000 square feet and 78 lots ranging from 15,000 square feet to 98,000 square feet. The subdivision is proposed in six (6) phases. The plat indicates a bike lane along Nature Trail running from the eastern access on Kanis Road approximately 1 ¼-miles to the second access (western) on Kanis Road near Walnut Valley Road. The subdivision is proposed with multiple internal greenways coupled with walking trails. The greenways provide
ITEM NO.: D (Cont.) FILE NO.: S-1758 internal natural areas that will be interwoven with the new housing areas. The trails will connect to four (4) pavilions located within the greenway areas. The subdivision will contain 14,800 linear feet of roads constructed with full curb and gutter with a five (5) foot wide sidewalk on at least one (1) side of all roads. The exception to this is for the street along the ridge which will be constructed with trails in-lieu of sidewalks. The roads will all be constructed with a minimum of 28-feet back to back of curb on all roads with the exception of Nature Trail. Nature Trail will be constructed 33-feet back to back of curb to accommodate 2-bike lanes. The concrete curb and gutters along the sides of the roads will convey stormwater to intermediate storm drains and manholes and subsurface storm water piping system. The piping will subsequently convey the majority of the stormwater to a series of two (2) detention ponds. Two (2) entrances/exits are proposed to connect with Kanis Road on the eastern and western extents of the subdivision. These entrances/exits will be constructed with a 15-foot widened pavement width for 150-feet in length adjacent to Kanis Road. These entrances have been located to provide safe ingress and egress for the subdivision. Site distance studies will be conducted and provided for review during the design process for the subdivision. Electrical service will be provided via underground lines. Water will be provided via connections to Central Arkansas Water and natural gas will be provided throughout the subdivision. As a separate item on this agenda the applicant is requesting approval of a Conditional Use Permit to allow for the proposed wastewater treatment. Wastewater will be collected via combination of gravity collection sewer and tight line forced mains and conveyed to a packaged treatment plant located south of the larger of the two (2) ponds. The plant will utilize the biological extended aeration principle of operation, a variation of the activated sludge process. The discharge of the plant will be released into the adjacent larger pond. The flow from the spillway of the larger pond will ultimately discharge into Fletcher Creek to the west of the pond. The plant will be recessed below grade for aesthetics and noise control. The wastewater treatment plant will be designed, permitted and constructed in accordance with requirements of the Arkansas Department of Health and the Arkansas Department of Environmental Quality (ADEQ). A large site Stormwater Pollution Prevention Plan will be developed for this site in accordance with the requirements of NPDES and ADEQ and submitted to ADEQ for review and approval. The plan will be implemented and strictly adhered to throughout the entire life of the construction process and detention maintained permanently upon completion of the construction. 2
ITEM NO.: D (Cont.) FILE NO.: S-1758 B. EXISTING CONDITIONS: The property is undeveloped with varying degrees of slope. A portion of the property is wooded, with a portion being pastureland. The general area contains single-family residences, including manufactured homes, on large lots along Kanis and Burlingame Roads. Chenal Downs, a 5-acre subdivision, abuts the property to the east. Property zoned AF, Agriculture and Forestry bounds the property s southern boundary. South of the property is a large tract of property (100+ acres) which has developed with two (2) homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several phone calls both informational and in opposition from area property owners and residents. All abutting property owners of the site along with the Citizens of West Pulaski County were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road with the planned development. Kanis Road should be improved with pavement provided to 11 feet from centerline and a 4 foot gravel shoulder. At the proposed street intersections at least 36 feet of asphalt should be provided with striping for a left turn lane. Paving should be provided for lane shifts and striping to meet AASHTO standards may extend beyond the property boundary. 3. Stormwater detention ordinance applies to this property. 4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Kanis Road is on the Master Bike Plan. If bike lanes are desired per the Master Bike Plan and MUTCD standards, the bike lanes should be 6 feet wide measured from the back of curb and provided on both sides of the proposed street. The bike lanes should continue on Kanis Road east and west of the proposed intersections to the side property lines. The paved lane should be 5 feet wide with striping and takes the place of the 4 feet gravel shoulder in these areas. 3
ITEM NO.: D (Cont.) FILE NO.: S-1758 6. Provide the typical street cross section for each street. 7. Provide a Sketch Grading and Drainage Plan per Section 29-186 that shows proposed street and lot grades. 8. Local streets centerline grade cannot exceed 15% without approval of a variance to the Master Street Plan. Local streets centerline grade cannot exceed 5% at the first 30 feet of an intersection. 9. Floodplain is shown on the subject property. Contact Pulaski County Road and Bridge for floodplain regulations and conditions. 10. 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. 11. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 12. 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. 13. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering, Greg Simmons, gsimmons@littlerock.org or 501.379.1813 for more information 14. Per the Master Street Plan, parking is restricted to one side of the street on a 24 foot wide street. Show on the plan now and on the final plat and bill of assurance, the area along the street where parking is not allowed. 15. 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. 16. A minimum undisturbed strip 25 foot wide except for reasonable access shall be provided along each side of streams having a 10 year storm >150 cfs. The undisturbed strip should be measured from the top of the bank. 17. The minimum finish floor elevation as required by Pulaski County is required to be shown on plat and grading plans for lots in or adjacent to the floodplain. 18. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4
ITEM NO.: D (Cont.) FILE NO.: S-1758 19. Provide a letter prepared by a registered engineer certifying the sight distance at the Kanis Road intersection(s) comply with 2004 AASHTO Green Book standards. 20. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 21. The proposed traffic circle should be constructed per AASHTO and FHWA standards with bike lanes and splitter islands. Contact Nat Banihatti in Traffic Engineering nbanihatti@littlerock.org or 501.379.1818 for additional information. 22. Traffic calming devices are required for long straight streets to discourage speeding. Traffic circles or round-abouts are suggested at regular intervals and at main intersections. Contact Travis Herbner in Traffic Engineering therbner@littlerock.org or 501.379.1805 for additional information. 23. The acceleration and deceleration lanes on Kanis Road should not be constructed. 24. Walnut Grove 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. Per the Master Street Plan at the intersection of arterial/arterial intersections, an additional 10 feet of right-of-way should be dedicated for a right turn. 25. Per the Master Street Plan at arterial/arterial intersections, a 100 foot radial dedication of right-of-way is required at the intersection of Walnut Grove Road and Kanis Road. 26. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 27. A minimum stopping sight distance of 155 feet or latest AASHTO policy on Geometric Design Manual and 150 foot minimum horizontal radius at centerline must be provided. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. No comment. Entergy: Entergy does not object to this proposal. There are no conflicts with existing Entergy facilities. However, for a development of this magnitude a three phase line is usually required to be able to divide the electrical load to serve all the proposed lots. The nearest 3 phase line is approximately 0.75 miles to the west of this property. Contact Entergy well in advance regarding future service requirements to the development so that line extensions can be planned and an electrical layout can be developed as this project proceeds. 5
ITEM NO.: D (Cont.) FILE NO.: S-1758 CenterPoint Energy: No comment received. AT & T: No comment 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 the Little Rock Fire Department is required. 4. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 5. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 6. 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. 7. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 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. 6
ITEM NO.: D (Cont.) FILE NO.: S-1758 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. Gates - Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. One- or Two-Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. 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 7
ITEM NO.: D (Cont.) FILE NO.: S-1758 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 (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal s Office (Captain Tony Rhodes 501.918.3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: 1. Provide bill of assurance. 2. Label index contour on all plan sheets. 3. Show each lot size in acres and square feet. 4. Provide CAW approval letter for water supply. 5. Provide Health Department approval of wastewater treatment system. 6. Provide revised approval letter from Volunteer Fire Department. 7. Provide cross section of all streets. 8. Provide design profile for all streets. 9. Label all street centerlines. 10. Provide storm drainage plan. 11. Provide effective FEMA flood panel number. 12. Provide Pulaski County preliminary certificate of approval, not final. 13. Street names in proposed subdivision (Sunshine and Horizon) are identical to other streets within Pulaski County, rename streets as needed to avoid conflict. 14. Provide full set of construction plans for all streets once preliminary plat is approved by the City of Little Rock and Pulaski County. 15. Front, rear and side setbacks do not comply with Pulaski County Subdivision and Development Code standards. 25-front and rear setback required and 8-foot side yard setbacks are required (reference 15-foot building setback on large lot diagram on cover plan near north arrow.) 8
ITEM NO.: D (Cont.) FILE NO.: S-1758 16. Provide SWPPP for Pulaski County Review. a. Provide water and wastewater design plans for Public Works review. b. Provide for maintenance of greenways, common areas, trails, wastewater plant and all leftover tracts in the bill of assurance and on the plat. c. Obtain appropriate road cut permits from Pulaski County Public Works for Kanis Road. d. Provide sight distance certification for all new roads connecting to Kanis Road. Include in certification verification that Walnut Grove/Natural Trail spacing complies with Master Road Plan requirements for arterial spacing with speeds of 45 MPH or greater. e. Lot 266 is out of sequence. f. Provide turnarounds at maximum 900-foot intervals for all cul-de-sac streets. g. Provide drainage easements as needed between and behind lots. h. Dedicate right of way as required to the northeast side of Walnut Grove Road to comply with City of Little Rock Master Street Plan along entire Trails Subdivision frontage. i. Right of way for Kanis Road meets Master Road Plan standards. Provide design plans for any half street improvements on Kanis Road required by the City of Little Rock and Pulaski County. County Planning Public Works: 1. Provide letter and engineering certification for each new intersection stating that intersection will have a safe sight distance and meet AASHTO sight distance requirements. Pulaski County is especially concerned with western Kanis Road intersection. Pulaski County and the City of Little Rock will inspect intersections at the time base rock is complete. Pulaski County will not sign final plat if any of the intersections are unsafe. 2. List panel number and floodway/floodplain designation on plat based on the July 6, 2015 maps 3. 3. Lots in floodplain will require floodplain development permitting through Pulaski County before any development occurs on the lots. Finish-Floor elevations should be left off of final plat for these lots. 4. Obtain road connection (driveway) permit from PCRB for Kanis Road connections after preliminary plat approval and before construction begins. 9
ITEM NO.: D (Cont.) FILE NO.: S-1758 5. Provide traffic control and signage plan for all work affecting Kanis Road. Plan must meet all AHTD, MUTCD, and ATSSA specifications and certified by the engineer. 6. Intersection design must be approved by the City of Little Rock. 7. Label property line/r-o-w radius at Kanis Road intersections 8. Provide complete set of building plans for all phases of construction. 9. Delineate all drainage areas upstream of proposed development. 10. Provide drainage profiles for all ditch flow lines and lines of culvert. 11. Include all stormwater runoff calculations for all drainage areas, inlets, gutters, ditches, channels, culverts, junctions, and culvert outflows. Include bypass calculations for all curb inlets. 12. Provide PDF copy of building plans and plat to PCRB. 13. Provide PCRB with base course proctor and subgrade proctor. 14. Provide the geotechnical analysis of road subgrade and geotech building recommendations to PCRB for review. Geotech recommendation/approval needed at the time of road bed construction. 15. Show all proposed drainage easements on plat and plans. 16. Show all proposed utility easements on plat and plans. 17. Provide easements, located outside of right-of-way, for all utilities other than drainage, water and sewer. 18. Include maintenance agreement, in Bill of Assurance, indicating who is responsible for maintenance of all stormwater facilities that are located outside of the public R-O-W. 19. Provide PCRB with copy of ADEQ stormwater approval. 20. Provide letter of approval and permit from ADEQ and the Arkansas Heath Department for proposed sanitary sewer treatment plant. 21. Provide sight distance profile for each intersection. 22. Will need to dedicate 1/2 of the required 120' R-O-W along Walnut Grove. 23. Maximum road grade shall be no more that 15%. 24. Cul-de-sac at the end of Winter Trail does not have a full 40' radius turnaround. 25. Surveyor's signature needed on certificate of preliminary surveying accuracy. 26. Contour intervals should be no more than 4 feet. 27. Road side drainage should be fully within road right-of-way. 10